3265 E 24th St · Tucson, AZ 85713

$105,000

2 bd · 1.0 ba · 1,030 sqft · SingleFamily public records · 11 Days on market

Built 1946 7,013 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Major Fixer-upper deal! Offers will be reviewed at or above asking price only. This is an extensive project with all systems of the house either missing, damaged or in need of repair. The property appears to have been a 3 bedroom in past, but one of the walls was removed so it is now a 2bedroom layout. Excellent equity potential for an investor or DIY owner. Offers due June 1st at 10am. Cash or hard money loan only (no financing).

Key facts

• 7,013 sq ft lot
• Built 1946
• Listed 11 days

Property features AI

Exterior

• Utilities: Public water; Sewer connected
• Home design: Single-family residence; One story
• Construction: Block construction; Shingle roof; Built recently (year not provided)
• Exterior features: Chain link fencing; Paved road access; Subdivided lot

Interior

• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Interior features: Ceramic tile flooring; Dedicated laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 11.0% 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: Robison Elementary School (math 12% / reading 22%, grade F, #814 of 1,109 statewide, top 76%, 265 students, 76% 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 schools at 63% FRL track the district average.
• Market conditions: Rents flat; 264 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 31% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $105,000

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.76%
• DSCR: 1.75
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $245,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3265 E 24th St	0.00mi	2/1.0	1,030 (0%)	0mo	$139,000	$135	100
3142 E 24th St	0.16mi	3/1.0 (+1)	1,002 (-3%)	9mo	$250,000	$250	76
3312 E 27th St	0.20mi	2/1.0	929 (-10%)	7mo	$200,000	$215	69
1821 S Chrysler Ave	0.64mi	3/1.0 (+1)	1,030 (0%)	4mo	$245,000	$238	62
2601 E Warwick Vis	0.65mi	3/1.0 (+1)	1,025 (-0%)	3mo	$269,000	$262	61
3702 E Juarez St	0.55mi	2/1.0	1,100 (+7%)	8mo	$190,000	$173	57
2827 E 20th St	0.53mi	2/1.0	942 (-8%)	6mo	$241,000	$256	56
1923 S Holly Sv Stra	0.51mi	3/1.0 (+1)	1,150 (+12%)	2mo	$269,000	$234	50
1934 S Holly Stra	0.50mi	2/1.0	894 (-13%)	6mo	$212,000	$237	50
2108 S Hemlock Stra	0.61mi	2/2.0	924 (-10%)	2mo	$240,000	$260	49
2961 E 30th St	0.50mi	2/1.0	881 (-14%)	7mo	$230,000	$261	47
3738 E Garden St	0.67mi	3/2.0 (+1)	975 (-5%)	8mo	$220,000	$226	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.18×
• Total profit: $5,324
• Equity at exit: $15,656

10-year hold

• IRR: 11.6%
• Equity multiple: 1.80×
• Total profit: $23,528
• Equity at exit: $9,078

Cash invested: $29,400 (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 85713

• Home prices YoY: -24.5%
• Rents YoY: 0.2%
• Active inventory: 264
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$551
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $411

Break-even live

Break-even rent $874

Max offer price $105,000

Occupancy floor 66%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3331 E 24th St Tucson, AZ	2.0	1.0	1072	$1,400	$1.31	43d	1	0.10mi
2002 S Kelvin Stra Tucson, AZ	2.0	1.0	1374	$1,595	$1.16	21d	1	0.52mi
2714 E 21st St Unit A Tucson, AZ	3.0	2.0	1496	$1,999	$1.34	43d	1	0.54mi
2011 S Kelvin Stra Tucson, AZ	3.0	1.0	1167	$1,600	$1.37	23d	1	0.55mi
3661 E Sylvane St Tucson, AZ	3.0	1.0	877	$1,350	$1.54	43d	1	0.64mi
2718 E 18th St Tucson, AZ	2.0	1.0	1254	$1,695	$1.35	23d	1	0.67mi
3762 E 22nd St Unit B Tucson, AZ	3.0	1.5	1221	$1,695	$1.39	11d	1	0.70mi
3764 E 27th Pl Tucson, AZ	3.0	1.0	1049	$1,495	$1.43	11d	1	0.74mi
3659 E Ellington Pl Tucson, AZ	2.0	1.0	870	$1,000	$1.15	11d	1	0.74mi
2512 E Eastland St Tucson, AZ	2.0	1.0	800	$1,250	$1.56	43d	1	0.78mi
1727 S Winstel Ave Tucson, AZ	3.0	1.0	1003	$1,595	$1.59	43d	1	0.79mi
725 S Tucson Blvd Tucson, AZ	2.0	1.0	538	$1,430	$2.66	43d	1	0.84mi
2151 S Winstel Ave Tucson, AZ	2.0	1.0	900	$825	$0.92	23d	1	0.92mi
2355 E 17th St Tucson, AZ	2.0	1.0	850	$1,375	$1.62	3d	1	0.94mi
1902 S Montezuma Ave Unit D Tucson, AZ	2.0	1.0	780	$995	$1.28	43d	1	0.96mi
1902 S Montezuma Ave Unit C Tucson, AZ	2.0	2.0	900	$1,295	$1.44	17d	1	0.96mi
1926 S Montezuma Ave #1932 Tucson, AZ	2.0	1.0	780	$895	$1.15	23d	1	0.99mi
2825 E Manchester St Tucson, AZ	3.0	1.0	1419	$3,000	$2.11	43d	1	1.05mi
4038 E 17th St Tucson, AZ	3.0	2.0	1045	$1,700	$1.63	3d	1	1.05mi
333 S Alvernon Way #60 Tucson, AZ	2.0	1.0	1080	$1,975	$1.83	43d	1	1.10mi
1841 S Irving Ave Unit 13 Tucson, AZ	2.0	1.0	900	$675	$0.75	17d	1	1.13mi
3991 E Timrod St Tucson, AZ	1.0	1.0	850	$1,450	$1.71	2d	1	1.14mi
2520 E Cameron Vis Tucson, AZ	3.0	1.0	731	$1,150	$1.57	43d	1	1.19mi
3940 E Timrod St Unit 267 Tucson, AZ	2.0	2.0	1371	$2,000	$1.46	14d	1	1.22mi
455 S Irving Ave Tucson, AZ	2.0	2.0	825	$995	$1.21	43d	1	1.22mi
1852 S Norris Ave Tucson, AZ	3.0	2.0	1156	$1,450	$1.25	3d	1	1.22mi
4101 E Brown Way Unit Brown 4117 Tucson, AZ	2.0	1.5	938	$1,150	$1.23	23d	1	1.24mi
4101 E Brown Way Unit Brown 4103 Tucson, AZ	2.0	1.0	900	$1,195	$1.33	23d	1	1.24mi
142 S Tucson Blvd Tucson, AZ	1.0–2.0	1.0–2.0	659	$1,150	$1.74	17d	7	1.25mi
1530 S Columbus Blvd #8 Tucson, AZ	1.0	1.0	800	$1,200	$1.50	17d	1	1.26mi
2133 E 35th St Tucson, AZ	3.0	2.0	1496	$1,895	$1.27	11d	1	1.27mi
601 S Bryant Ave Tucson, AZ	2.0	1.0	1004	$1,300	$1.29	11d	1	1.27mi
4170 E 32nd St Tucson, AZ	2.0	1.0	725	$1,095	$1.51	17d	1	1.27mi
4170 E 32nd St Tucson, AZ	2.0	1.0	725	$1,095	$1.51	14d	1	1.27mi
460 S Bryant Ave Tucson, AZ	2.0	2.0	800	$995	$1.24	23d	1	1.29mi
460 S Bryant Ave Tucson, AZ	2.0	2.0	800	$745	$0.93	43d	1	1.29mi
4255 E 29th St Tucson, AZ	2.0	1.0	585	$999	$1.71	3d	7	1.30mi
117 N Sawtelle Ave Tucson, AZ	3.0	2.0	1500	$2,400	$1.60	3d	1	1.33mi
2254 E Monterey Vis Tucson, AZ	2.0	1.0	800	$960	$1.20	23d	1	1.34mi
2842 S Coconino Vis Tucson, AZ	2.0	1.0	750	$800	$1.07	17d	1	1.37mi

Listing history 4 events

1. 2026-06-02
   statusdays on market $105,000 Pending 11 DOM
2. 2026-06-01
   days on market $105,000 Active 10 DOM
3. 2026-05-31
   days on market $105,000 Active 9 DOM
4. 2026-05-22
   listed $105,000 Active

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

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $1,156 · $96/mo
• Projected year-2 tax: $1,156 · $96/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°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: $16,728
• − Mortgage interest: −$5,882
• − Property taxes: −$1,156
• − Insurance: −$525
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,055
• Taxable income: $3,434
• Est. tax owed @ 24.0%: −$824
• After-tax cash flow: $4,102/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.

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): 46,439
• Household income: $53,152
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1517.0

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: Predominantly Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 30% White 21% Native American 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Italian 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 19% · Canada, China
• Languages at home: 49% English-only · Spanish 49%

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: ▼ -107.07%
• Current HPI: 329.8338
• Rent YoY: ▲ 0.21%
• 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

1 event — show timeline

• 2026-05-22 Listed $105,000 MLSSAZ

Property tax history

+2.5%/yr

Latest (2025): $1,156 · +4.2% YoY. Source: county tax records.