1330 S Avenida Polar Unit E-9 · Tucson, AZ 85710

$99,000

3 bd · 2.0 ba · 1,150 sqft · Townhouse · 8 Days on market

Built 1964 $86/sqft · 36% below area Est $154k · 36% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3 bedroom, 2 bath in lovely community setting boasts a spacious kitchen with dining area, an accessible bathroom with roll-in shower, private backyard with patio cover. Bedrooms are located on the upper level with an additional full bath that features a jacuzzi style tub for relaxation. Community amenities include a sparkling swimming pool, spa, basketball courts, and clubhouse for special events. Low monthly fee covers property tax, water, gas, trash/sewer, and much more. .. .Priced just right and ready to move in and update to your personal style! Sold AS-IS, Cash Sales Only ( no financing ) & No Rentals ( owner occupied only ).

Key facts

• Roll-in shower
• Private backyard
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• ACCESSIBLE BATHROOM
• ROLL-IN SHOWER
• PRIVATE BACKYARD
• PATIO COVER
• SPARKLING SWIMMING POOL

Property features AI

Finance

• Other: Community features include basketball court (lighted), paved streets, sidewalks, parks, and street lights
• HOA & community: Part of Oxford Homes HOA; HOA amenities include clubhouse, laundry, park, pool, and spa/hot tub; HOA fee paid monthly; HOA fee covers common area maintenance, exterior maintenance of unit, front yard maintenance, gas, pest control, roof repair and replacement, sewer, and water

Exterior

• Parking: Shared driveway
• Security: Wrought iron security door; Smoke detectors
• Utilities: Public water (water company); Sewer connected
• Home design: Townhouse; Two stories; Faces north
• Construction: Slump block construction; Built-up reflective roof
• Exterior features: Covered patio with slab and paver surfaces; Wood and shared fencing; Decorative gravel landscaping; Borders common area; North/South exposure; Paved roads and county road responsibility; Community pool and spa

Interior

• Kitchen: Disposal; Refrigerator; Electric range
• Bedrooms: Two levels (townhouse layout)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Evaporative cooling
• Interior features: Walk-in closets; Roll-in shower; Smoke detectors; Wrought iron security door
• Laundry & utility: Laundry area outside with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $99k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 12.5% 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: Wheeler Elementary School (math 22% / reading 32%, grade F, #600 of 1,109 statewide, top 56%, 416 students, 73% FRL); Palo Verde High Magnet School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 691 students, 65% FRL).
• Market conditions: Rents rising (+1.6%/yr); 210 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 32% of the median local income ($57k/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 $684 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 + 1.6% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $69k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1964 — 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: 1.53% ✓
• Cap rate: 12.48%
• Cash-on-cash: 22.10%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (median comp): $154,426
• List price: $99,000
• Delta: -35.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1354 S Avenida Polar Unit H8	0.00mi	3/2.0	1,150 (0%)	7mo	$148,000	$129	94
1354 S Avenida Polar Unit H5	0.05mi	3/1.5	1,150 (0%)	15mo	$157,230	$137	83
1330 S Avenida Polar Unit E-4	0.00mi	3/1.5	1,050 (-9%)	13mo	$138,000	$131	72
1330 S Avenida Polar Unit E12	0.00mi	2/1.5 (-1)	985 (-14%)	4mo	$132,000	$134	66
1306 S Avenida Polar Unit B2	0.08mi	2/2.0 (-1)	985 (-14%)	3mo	$155,000	$157	65
1250 S Sahuara Ave	0.65mi	2/2.0 (-1)	986 (-14%)	10mo	$220,000	$223	33
1258 S Sahuara Ave	0.65mi	2/1.0 (-1)	999 (-13%)	16mo	$165,000	$165	25

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.52×
• Total profit: $14,410
• Equity at exit: $14,761

10-year hold

• IRR: 21.0%
• Equity multiple: 2.67×
• Total profit: $46,185
• Equity at exit: $8,560

Cash invested: $27,720 (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 85710

• Rents YoY: 1.6%
• Active inventory: 210
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,512 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $511

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 61%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6402 E Calle Altair Tucson, AZ	4.0	2.0	1170	$1,850	$1.58	43d	1	0.09mi
1051 S Duke Dr Tucson, AZ	3.0	1.0	1400	$1,595	$1.14	20d	1	0.30mi
6508 E Calle Dened Tucson, AZ	3.0	2.0	1066	$1,741	$1.63	11d	1	0.38mi
6122 E Sylvane St Tucson, AZ	3.0	1.0	1007	$1,560	$1.55	3d	1	0.42mi
1733 S Avenida Regulo Tucson, AZ	3.0	2.0	1215	$1,620	$1.33	43d	1	0.48mi
6225 E Calle Aurora Tucson, AZ	3.0	2.0	1144	$1,595	$1.39	43d	1	0.50mi
6158 E 31st St Tucson, AZ	3.0	2.0	1414	$1,800	$1.27	43d	1	0.60mi
1833 S Poetry Ln Tucson, AZ	3.0	2.0	1500	$1,850	$1.23	43d	1	0.63mi
1312 S Sahuara Ave Tucson, AZ	2.0	1.0	730	$1,290	$1.77	3d	1	0.63mi
1266 S Sahuara Ave Tucson, AZ	2.0	1.0	986	$1,195	$1.21	23d	1	0.64mi
5758 E 24th St Tucson, AZ	2.0	1.0	860	$1,175	$1.37	43d	1	0.77mi
822 S Langley Ave #207 Tucson, AZ	2.0	2.0	948	$1,050	$1.11	3d	1	0.79mi
822 S Langley Ave #207 Tucson, AZ	2.0	2.0	948	$1,175	$1.24	23d	1	0.79mi
834 S Langley Ave #201 Tucson, AZ	2.0	2.0	970	$1,200	$1.24	43d	1	0.80mi
5737 E 24th St Tucson, AZ	2.0	1.0	873	$1,200	$1.37	43d	1	0.80mi
820 S Langley Ave Unit 204 Tucson, AZ	2.0	2.0	945	$1,100	$1.16	11d	1	0.83mi
5711 E 26th St Apt B Tucson, AZ	2.0	1.0	700	$800	$1.14	43d	1	0.84mi
2020 S Avenida Ursa Tucson, AZ	4.0	2.0	1500	$1,795	$1.20	43d	1	0.84mi
808 S Langley Ave Unit 201 Tucson, AZ	2.0	2.0	945	$1,050	$1.11	23d	1	0.84mi
808 S Langley Ave Unit 106 Tucson, AZ	2.0	2.0	945	$1,175	$1.24	2d	1	0.84mi
5706 E 24th St Tucson, AZ	2.0	1.0	784	$1,250	$1.59	11d	1	0.84mi
816 S Langley Ave #204 Tucson, AZ	2.0	2.0	945	$1,800	$1.90	43d	1	0.88mi
816 S Langley Ave #203 Tucson, AZ	2.0	1.0	945	$1,050	$1.11	23d	1	0.88mi
1809 S Van Buren Ave Tucson, AZ	2.0	1.0	816	$995	$1.22	16d	1	0.90mi
6625 E Golf Links Rd #2 Tucson, AZ	2.0	2.0	849	$995	$1.17	11d	1	0.91mi
810 S Kolb Rd Unit 4 Tucson, AZ	2.0	1.0	850	$995	$1.17	43d	1	0.92mi
6091 E Golf Links Rd Unit 6121-14 Tucson, AZ	2.0	1.0	810	$1,139	$1.41	23d	1	0.92mi
6091 E Golf Links Rd Unit 6141-06 Tucson, AZ	2.0	1.0	900	$1,270	$1.41	23d	1	0.92mi
6502 E Golf Links Rd Tucson, AZ	2.0	1.0	550	$1,009	$1.83	10d	12	0.97mi
5723 E 19th St Tucson, AZ	3.0	2.0	1211	$2,350	$1.94	43d	1	0.97mi
5674 E Eastland St Tucson, AZ	3.0	2.0	1431	$1,645	$1.15	43d	1	1.02mi
1345 S Kolb Rd Tucson, AZ	2.0	1.5	1050	$1,399	$1.33	43d	1	1.05mi
5828 E 35th St Tucson, AZ	3.0	1.0	949	$1,650	$1.74	14d	1	1.05mi
6940 E Julia St Tucson, AZ	3.0	2.0	1457	$1,950	$1.34	3d	1	1.06mi
7237 E Pierce Pl Tucson, AZ	3.0	2.0	1161	$2,055	$1.77	16d	1	1.07mi
1704 S Jefferson Ave Unit WI1710-6 Tucson, AZ	2.0	1.0	750	$995	$1.33	43d	1	1.07mi
5547 E 29th St Unit 1 Tucson, AZ	3.0	1.5	1175	$995	$0.85	10d	1	1.10mi
5624 E 18th St Tucson, AZ	3.0	2.0	1458	$2,300	$1.58	20d	1	1.12mi
7001 E Golf Links Rd Tucson, AZ	2.0–3.0	1.0–2.0	885	$1,371	$1.55	2d	9	1.16mi
1401 S Woodland Ave Unit 1401 Tucson, AZ	2.0	1.0	830	$700	$0.84	23d	1	1.18mi

Listing history 21 events

1. 2026-06-18
   days on market $99,000 Active 8 DOM
2. 2026-06-17
   days on market $99,000 Active 7 DOM
3. 2026-06-16
   days on market $99,000 Active 6 DOM
4. 2026-06-15
   days on market $99,000 Active 5 DOM
5. 2026-06-13
   statusdays on marketlisting id $99,000 Active 3 DOM
6. 2026-05-06
   price $99,000 652-char remark
7. 2026-05-02
   price $105,000 652-char remark
8. 2026-05-01
   listed $99,000 Active 652-char remark
9. 2026-05-01
   historical
10. 2026-03-26
    price $105,000
11. 2026-03-13
    status Active
12. 2026-03-11
    historical Active Contingent
13. 2026-02-12
    price $117,000
14. 2026-01-01
    price $121,500
15. 2025-12-01
    listed $123,500 Active
16. 2006-05-23
    soldstatus $69,000
17. 2006-01-23
    listed $72,900
18. 2005-12-27
    historical
19. 2005-10-15
    listed $73,900
20. 2005-09-26
    historical
21. 2005-08-02
    listed $81,900

ⓘ 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 7/10 Severe 4 d/yr ≥105°F today · 11 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: $18,147
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$2,880
• Taxable income: $4,838
• Est. tax owed @ 24.0%: −$1,161
• After-tax cash flow: $4,965/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): 56,125
• Household income: $57,175
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 3888.0

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 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 25% Two or more races 13% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 83% English-only · Spanish 11% Arabic 1% Other Indo-European 1%

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: ▼ -287.68%
• Current HPI: 291.8039
• Rent YoY: ▲ 1.61%
• 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

+20.9% since first listed

18 events — show timeline

• 2026-06-10 Listed $99,000 MLSSAZ
• 2026-05-21 Listing Removed — MLSSAZ
• 2026-05-06 Price Changed $99,000 MLSSAZ
• 2026-05-02 Price Changed $105,000 MLSSAZ
• 2026-05-01 Listing Removed — MLSSAZ
• 2026-05-01 Listed $99,000 MLSSAZ
• 2026-03-26 Price Changed $105,000 MLSSAZ
• 2026-03-13 Relisted — MLSSAZ
• 2026-03-11 Contingent — MLSSAZ
• 2026-02-12 Price Changed $117,000 MLSSAZ
• 2026-01-01 Price Changed $121,500 MLSSAZ
• 2025-12-01 Listed $123,500 MLSSAZ
• 2006-05-23 Sold (MLS) $69,000 MLSSAZ
• 2006-01-23 Listed $72,900 MLSSAZ
• 2005-12-27 Listing Removed — MLSSAZ
• 2005-10-15 Listed $73,900 MLSSAZ
• 2005-09-26 Listing Removed — MLSSAZ
• 2005-08-02 Listed $81,900 MLSSAZ