1330 E Broadway Blvd · Tucson, AZ 85719

$480,000

12 bd · 9.0 ba · 1,845 sqft · MultiFamily · 262 Days on market

Built 1952 Fair condition 6,098 sqft lot $260/sqft · 6% above area Est $454k · 6% over ↓ 9% since listing

---

Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• ARV discount +4.9/15.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Fantastic Triplex Investment Opportunity minutes from the U of A, Downtown & 4th Ave. This unique multi-unit property offers a 2 bed +1 bath with an attached 1 bed + 1 bath, along with a stand alone studio. The 2/1 recent updates include renovated bathroom, new tile throughout, refrigerator & gas stove. This unit is currently vacant & ready to be rented. The 1/1 is leased through April. The Studio is on a month to month lease. Property is fenced with corrugated metal for privacy off of Broadway. Access to parking is through the back ally off Highland with 5 (possibly 7 depending on size of vehicle) covered parking spaces. Laundry is on property in locked storage room for Tennant Only access. Each unit has it's own separate entrance. The property is a prime location close to U of A... shopping, dining & transit with excellent rental income potential in a high demand area. Don't miss this opportunity to own this Versatile Gem in the heart of Central Tucson!! The 2 units that are tenant occupied require 48 hour notice to show. This property is MUST SEE! Rents shown for 2/1 are estimated as it is vacant. Rents for 1/1 & studio are actual with current leases.

Key facts

• Renovated bathroom
• New tile
• Multi-unit property

Tags

• TRIPLEX INVESTMENT OPPORTUNITY
• MULTI-UNIT PROPERTY
• RENOVATED BATHROOM
• NEW TILE
• FENCED FOR PRIVACY
• COVERED PARKING SPACES

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/?-bath units multifamily listed at $480k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $408/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $480k).
• Recommended offer: $422k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.7% in Tucson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#17 in AZ, #4,502 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety C-, crime F, employment D-.
• Tucson Unified District (4403) (urban): math 14% / reading 23% proficiency, ranked #190 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Sam Hughes Elementary (math 52% / reading 72%, grade B, #127 of 1,109 statewide, top 12%, 325 students, 36% FRL); Mansfeld Middle Magnet School (math 14% / reading 26%, grade F, #127 of 218 statewide, top 60%, 817 students, 60% FRL); Tucson Magnet High School (math 16% / reading 22%, grade F, #240 of 381 statewide, top 63%, 3,162 students, 52% FRL).
• Zoned-school proficiency averages 34% at this address vs 18% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Tucson Unified District (4403) average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.4%/yr); 158 active listings in the ZIP; lower-income renter base — watch delinquency; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• At $5,747/mo this rent would consume 163% of the median local household income ($42k/yr) (locally 4906% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Pima County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($422k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $422,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.92%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (median comp): $453,629
• List price: $480,000
• Delta: 5.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.94×
• Total profit: $-8,630
• Equity at exit: $71,570

10-year hold

• IRR: 6.2%
• Equity multiple: 1.43×
• Total profit: $58,026
• Equity at exit: $41,502

Cash invested: $134,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Arizona: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

5-day pay-or-quit; AZ courts known for speed; no state rent control; cities preempted by state law.

Methodology + full state rankings →

ZIP-level market 85719

• Rents YoY: 1.4%
• Active inventory: 158
• Price-to-rent: 20.9×

Monthly cashflow live

• Estimated rent: $5,747 medium
• Mortgage (P&I): −$2,517
• Tax est. 1.5%: −$600 /mo · $7,200/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,207
• Net cashflow: $1,223

Break-even live

Break-even rent $4,199

Max offer price $480,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,555	-5% $1,389	+0% $1,223	+5% $1,057	+10% $891
Rent	-10% $769	-5% $996	+0% $1,223	+5% $1,450	+10% $1,677
Rate	-1.0pp $1,465	-0.5pp $1,345	base $1,223	+0.5pp $1,099	+1.0pp $972

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	4	—	$5,748
Total (3 units)			$5,747

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $120,000
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $480,000 Active 262 DOM
2. 2026-06-21
   days on market $480,000 Active 261 DOM
3. 2026-06-18
   days on market $480,000 Active 258 DOM
4. 2026-06-17
   days on market $480,000 Active 257 DOM
5. 2026-06-16
   days on market $480,000 Active 256 DOM
6. 2026-06-15
   days on market $480,000 Active 255 DOM
7. 2026-06-13
   days on market $480,000 Active 253 DOM
8. 2026-06-10
   days on market $480,000 Active 250 DOM
9. 2026-06-09
   days on market $480,000 Active 249 DOM
10. 2026-06-08
    days on market $480,000 Active 248 DOM
11. 2026-06-07
    days on market $480,000 Active 247 DOM
12. 2026-06-05
    days on market $480,000 Active 244 DOM
13. 2026-06-03
    days on market $480,000 Active 243 DOM
14. 2026-06-02
    days on market $480,000 Active 242 DOM
15. 2026-06-01
    days on market $480,000 Active 241 DOM
16. 2026-05-31
    days on market $480,000 Active 240 DOM
17. 2026-02-13
    price $480,000 1192-char remark

    Show marketing remark (1192 chars)

    Fantastic Triplex Investment Opportunity minutes from the U of A, Downtown & 4th Ave. This unique multi-unit property offers a 2 bed +1 bath with an attached 1 bed + 1 bath, along with a stand alone studio. The 2/1 recent updates include renovated bathroom, new tile throughout, refrigerator & gas stove. This unit is currently vacant & ready to be rented. The 1/1 is leased through April. The Studio is on a month to month lease. Property is fenced with corrugated metal for privacy off of Broadway. Access to parking is through the back ally off Highland with 5 (possibly 7 depending on size of vehicle) covered parking spaces. Laundry is on property in locked storage room for Tennant Only access. Each unit has it's own separate entrance. The property is a prime location close to U of A... shopping, dining & transit with excellent rental income potential in a high demand area. Don't miss this opportunity to own this Versatile Gem in the heart of Central Tucson!! The 2 units that are tenant occupied require 48 hour notice to show. This property is MUST SEE! Rents shown for 2/1 are estimated as it is vacant. Rents for 1/1 & studio are actual with current leases.

18. 2025-12-12
    price $500,000 1192-char remark

    Show marketing remark (1192 chars)

    Fantastic Triplex Investment Opportunity minutes from the U of A, Downtown & 4th Ave. This unique multi-unit property offers a 2 bed +1 bath with an attached 1 bed + 1 bath, along with a stand alone studio. The 2/1 recent updates include renovated bathroom, new tile throughout, refrigerator & gas stove. This unit is currently vacant & ready to be rented. The 1/1 is leased through April. The Studio is on a month to month lease. Property is fenced with corrugated metal for privacy off of Broadway. Access to parking is through the back ally off Highland with 5 (possibly 7 depending on size of vehicle) covered parking spaces. Laundry is on property in locked storage room for Tennant Only access. Each unit has it's own separate entrance. The property is a prime location close to U of A... shopping, dining & transit with excellent rental income potential in a high demand area. Don't miss this opportunity to own this Versatile Gem in the heart of Central Tucson!! The 2 units that are tenant occupied require 48 hour notice to show. This property is MUST SEE! Rents shown for 2/1 are estimated as it is vacant. Rents for 1/1 & studio are actual with current leases.

19. 2025-10-03
    listed $525,000 Active 1192-char remark

    Show marketing remark (1192 chars)

    Fantastic Triplex Investment Opportunity minutes from the U of A, Downtown & 4th Ave. This unique multi-unit property offers a 2 bed +1 bath with an attached 1 bed + 1 bath, along with a stand alone studio. The 2/1 recent updates include renovated bathroom, new tile throughout, refrigerator & gas stove. This unit is currently vacant & ready to be rented. The 1/1 is leased through April. The Studio is on a month to month lease. Property is fenced with corrugated metal for privacy off of Broadway. Access to parking is through the back ally off Highland with 5 (possibly 7 depending on size of vehicle) covered parking spaces. Laundry is on property in locked storage room for Tennant Only access. Each unit has it's own separate entrance. The property is a prime location close to U of A... shopping, dining & transit with excellent rental income potential in a high demand area. Don't miss this opportunity to own this Versatile Gem in the heart of Central Tucson!! The 2 units that are tenant occupied require 48 hour notice to show. This property is MUST SEE! Rents shown for 2/1 are estimated as it is vacant. Rents for 1/1 & studio are actual with current leases.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $68,964
• − Mortgage interest: −$26,887
• − Property taxes: −$7,200
• − Insurance: −$2,400
• − Repairs & maintenance: −$5,517
• − Management: −$5,517
• − Depreciation: −$13,964
• Taxable income: $7,479
• Est. tax owed @ 24.0%: −$1,795
• After-tax cash flow: $12,881/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This triplex requires moderate renovations to improve its condition and increase its value. The kitchen and bathrooms need updates, and the exterior could benefit from a fresh coat of paint.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard, could be updated
• Minor paint — some discoloration

Value-add opportunities

• Both painting — enhances curb appeal and interior aesthetics
• Both kitchen cabinets — modernizes the space and increases appeal
• Both bathroom fixtures — replaces standard fixtures with updated ones

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard, could be updated	Minor	$500–3,000
paint · some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both painting — enhances curb appeal and interior aesthetics ↑
• Both kitchen cabinets — modernizes the space and increases appeal ↑
• Both bathroom fixtures — replaces standard fixtures with updated ones ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Tucson Unified District (4403)
• NCES district ID: 0408800
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 23% ▼ -11.00%
• Median HH income: $40,962
• Composite: 15.78/100
• National rank: #9270
• State rank: #190 of 249 in AZ

Livability — Tucson

• Score: 74/100
• State rank: #17
• US rank: #4502

Category grades

Amenities B Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety C- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tucson, AZ
• County: Pima County · 1,012,107 people
• City population: 839,336
• Metro: Tucson, AZ
• Population (ZIP): 51,833
• Household income: $42,241
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 4906.0

Population outlook (Pima County) Hauer SSP2

• Today (2025): 1,066,056 people
• By 2030: 1,086,684 · +1.9%
• By 2040: 1,117,160 · +4.8%
• By 2050: 1,149,778 · +7.9%
• By 2075: 1,271,480 · +19.3%
• By 2100: 1,321,160 · +23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 26% Two or more races 13% Asian 6% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 20% Puerto Rican 1%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 77% English-only · Spanish 14% Other Indo-European 2% Chinese 2%

Political lean MEDSL · Pima

• 2024 margin: D (+15.2) · D 57.0% · R 41.8% · Other 1.2%
• 2008→2024 swing: +9.1pp toward D · 2008: 6.1pp · 2024: 15.2pp
• All cycles: 2024: D+15.2 2020: D+18.7 2016: D+13.5 2012: D+5.8 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -545.74%
• Current HPI: 279.865
• Rent YoY: ▲ 1.45%
• Metro: Tucson, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

Industry mix (Fortune 500 HQ in AZ)

Industry	F500 HQs	Revenue
▸Technology	2	$13B
▸Mining / Metals	1	$23B
▸Environmental Services	1	$16B
▸Metals / Steel	1	$14B
▸Technology Distribution	1	$9B
▸Homebuilding	1	$8B

Price history

-8.6% since first listed

3 events — show timeline

• 2026-02-13 Price Changed $480,000 MLSSAZ
• 2025-12-12 Price Changed $500,000 MLSSAZ
• 2025-10-03 Listed $525,000 MLSSAZ