6137 S Barrister Rd · Drexel Heights, AZ 85746

$154,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 191 Days on market

Built 1987 4,530 sqft lot $106/sqft · 19% below area Est $191k · 19% under $116/mo HOA · 7% of rent

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6137 S Barrister Road, a charming home located in a welcoming 55+ community, offering the perfect blend of comfort and convenience in Tucson's vibrant Southwest area. Featuring desert-inspired landscaping and a spacious layout, this property is ideally situated near parks, shopping, and dining. Enjoy breathtaking sunsets from the Arizona room, a vibrant community atmosphere, and the peace of a quiet neighborhood. This property is in process with the bank for short sale approval. Please reach out to Co-listing agent for details Jon Haas 520-416-6939 Temporary 1-0 buydown offered by preferred lender for qualified buyers. Make this house your home today!

Key facts

• Functional kitchen
• Short term rental
• Central location

Tags

• CENTRAL LOCATION
• SHORT TERM RENTAL
• FUNCTIONAL KITCHEN
• TANKLESS WATER HEATER
• ASSIGNED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.6% in Drexel Heights — 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 66/100 on livability (#73 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• 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.
• Market conditions: Rents soft (-0.2%/yr); 148 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 191 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 34y ago; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $190,676
• List price: $154,900
• Delta: -18.76%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6171 S Foxhunt Dr	0.06mi	2/2.0 (-1)	1,440 (-1%)	2mo	$195,000	$135	89
6138 S Foxhunt Dr	0.01mi	3/2.0	1,536 (+6%)	8mo	$198,500	$129	83
6186 S Mainside Dr	0.08mi	2/2.0 (-1)	1,456 (0%)	10mo	$190,000	$130	83
6155 S Foxhunt Dr	0.04mi	3/2.0	1,344 (-8%)	10mo	$175,000	$130	77
6171 S Mainside Dr	0.09mi	2/2.0 (-1)	1,344 (-8%)	10mo	$194,000	$144	70
6154 S Mainside Dr	0.06mi	2/2.0 (-1)	1,352 (-7%)	22mo	$190,000	$141	62
6241 S Foxhunt Dr	0.13mi	2/2.0 (-1)	1,568 (+8%)	22mo	$225,000	$143	58
6306 S Waterton Dr	0.22mi	2/2.0 (-1)	1,352 (-7%)	20mo	$194,000	$143	56
2801 W Roadrunner Rd	0.73mi	4/2.0 (+1)	1,552 (+7%)	11mo	$255,000	$164	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.62×
• Total profit: $-16,342
• Equity at exit: $23,096

10-year hold

• IRR: -6.2%
• Equity multiple: 0.65×
• Total profit: $-15,058
• Equity at exit: $13,393

Cash invested: $43,372 (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 85746

• Home prices YoY: -15.2%
• Rents YoY: -0.2%
• Active inventory: 148
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$812
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$65
• HOA: −$116
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $211

Break-even live

Break-even rent $1,342

Max offer price $154,900

Occupancy floor 82%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6143 S Mainside Dr Tucson, AZ	3.0	2.0	1250	$1,395	$1.12	3d	1	0.10mi
5740 S Hildreth Ave Tucson, AZ	3.0	2.0	1472	$1,770	$1.20	19d	1	0.96mi
3486 W Center Mountain Way Tucson, AZ	3.0	2.0	1317	$1,725	$1.31	11d	1	1.01mi
3510 W Center Mountain Way Tucson, AZ	4.0	2.0	1865	$1,895	$1.02	1d	1	1.02mi
3508 W Lost Village Ln Tucson, AZ	3.0	2.5	1865	$1,599	$0.86	16d	1	1.06mi
6978 S Placita de Amigos Tucson, AZ	2.0	2.0	894	$1,400	$1.57	43d	1	1.10mi
2956 W Maxine Cir Tucson, AZ	3.0	2.0	1342	$1,800	$1.34	16d	1	1.30mi
3620 W Avenida del Mar Tucson, AZ	4.0	2.0	1538	$1,955	$1.27	43d	1	1.37mi
2811 W Calle del Tigre Tucson, AZ	3.0	2.5	1787	$1,895	$1.06	16d	1	1.37mi
5040 S Maple Ct Tucson, AZ	4.0	2.0	1329	$1,699	$1.28	11d	1	1.38mi
3604 W Avenida del Mar Tucson, AZ	2.0	2.0	1500	$1,500	$1.00	43d	1	1.38mi
3474 W Avenida Obregon Tucson, AZ	4.0	2.5	1825	$2,045	$1.12	43d	1	1.40mi
2511 W Vereda de las Flores Tucson, AZ	3.0	1.5	1344	$2,500	$1.86	1d	1	1.45mi

HOA detail

• Monthly dues: $116 · $1,392/yr
• Likely covers: landscaping

Listing history 43 events

1. 2026-06-18
   days on market $154,900 Active 191 DOM
2. 2026-06-17
   days on market $154,900 Active 190 DOM
3. 2026-06-16
   days on market $154,900 Active 189 DOM
4. 2026-06-15
   days on market $154,900 Active 188 DOM
5. 2026-06-13
   days on market $154,900 Active 186 DOM
6. 2026-06-10
   days on market $154,900 Active 183 DOM
7. 2026-06-09
   days on market $154,900 Active 182 DOM
8. 2026-06-08
   days on market $154,900 Active 181 DOM
9. 2026-06-07
   days on market $154,900 Active 180 DOM
10. 2026-06-05
    pricedays on market $154,900 Active 177 DOM
11. 2026-06-03
    days on market $159,900 Active 176 DOM
12. 2026-06-02
    days on market $159,900 Active 175 DOM
13. 2026-06-01
    days on market $159,900 Active 174 DOM
14. 2026-05-31
    days on market $159,900 Active 173 DOM
15. 2026-05-12
    price $159,900 670-char remark

    Show marketing remark (670 chars)

    Welcome to 6137 S Barrister Road, a charming home located in a welcoming 55+ community, offering the perfect blend of comfort and convenience in Tucson's vibrant Southwest area. Featuring desert-inspired landscaping and a spacious layout, this property is ideally situated near parks, shopping, and dining. Enjoy breathtaking sunsets from the Arizona room, a vibrant community atmosphere, and the peace of a quiet neighborhood. This property is in process with the bank for short sale approval. Please reach out to Co-listing agent for details Jon Haas 520-416-6939 Temporary 1-0 buydown offered by preferred lender for qualified buyers. Make this house your home today!

16. 2026-04-17
    status Active 670-char remark

    Show marketing remark (670 chars)

    Welcome to 6137 S Barrister Road, a charming home located in a welcoming 55+ community, offering the perfect blend of comfort and convenience in Tucson's vibrant Southwest area. Featuring desert-inspired landscaping and a spacious layout, this property is ideally situated near parks, shopping, and dining. Enjoy breathtaking sunsets from the Arizona room, a vibrant community atmosphere, and the peace of a quiet neighborhood. This property is in process with the bank for short sale approval. Please reach out to Co-listing agent for details Jon Haas 520-416-6939 Temporary 1-0 buydown offered by preferred lender for qualified buyers. Make this house your home today!

17. 2026-04-17
    price $160,000 670-char remark

    Show marketing remark (670 chars)

    Welcome to 6137 S Barrister Road, a charming home located in a welcoming 55+ community, offering the perfect blend of comfort and convenience in Tucson's vibrant Southwest area. Featuring desert-inspired landscaping and a spacious layout, this property is ideally situated near parks, shopping, and dining. Enjoy breathtaking sunsets from the Arizona room, a vibrant community atmosphere, and the peace of a quiet neighborhood. This property is in process with the bank for short sale approval. Please reach out to Co-listing agent for details Jon Haas 520-416-6939 Temporary 1-0 buydown offered by preferred lender for qualified buyers. Make this house your home today!

18. 2026-03-02
    status Pending Short Sale Approval 670-char remark

    Show marketing remark (670 chars)

    Welcome to 6137 S Barrister Road, a charming home located in a welcoming 55+ community, offering the perfect blend of comfort and convenience in Tucson's vibrant Southwest area. Featuring desert-inspired landscaping and a spacious layout, this property is ideally situated near parks, shopping, and dining. Enjoy breathtaking sunsets from the Arizona room, a vibrant community atmosphere, and the peace of a quiet neighborhood. This property is in process with the bank for short sale approval. Please reach out to Co-listing agent for details Jon Haas 520-416-6939 Temporary 1-0 buydown offered by preferred lender for qualified buyers. Make this house your home today!

19. 2026-02-25
    price $140,000 670-char remark

    Show marketing remark (670 chars)

    Welcome to 6137 S Barrister Road, a charming home located in a welcoming 55+ community, offering the perfect blend of comfort and convenience in Tucson's vibrant Southwest area. Featuring desert-inspired landscaping and a spacious layout, this property is ideally situated near parks, shopping, and dining. Enjoy breathtaking sunsets from the Arizona room, a vibrant community atmosphere, and the peace of a quiet neighborhood. This property is in process with the bank for short sale approval. Please reach out to Co-listing agent for details Jon Haas 520-416-6939 Temporary 1-0 buydown offered by preferred lender for qualified buyers. Make this house your home today!

20. 2026-01-21
    price $150,000 670-char remark

    Show marketing remark (670 chars)

    Welcome to 6137 S Barrister Road, a charming home located in a welcoming 55+ community, offering the perfect blend of comfort and convenience in Tucson's vibrant Southwest area. Featuring desert-inspired landscaping and a spacious layout, this property is ideally situated near parks, shopping, and dining. Enjoy breathtaking sunsets from the Arizona room, a vibrant community atmosphere, and the peace of a quiet neighborhood. This property is in process with the bank for short sale approval. Please reach out to Co-listing agent for details Jon Haas 520-416-6939 Temporary 1-0 buydown offered by preferred lender for qualified buyers. Make this house your home today!

21. 2025-10-24
    listed $190,000 Active 670-char remark

    Show marketing remark (670 chars)

    Welcome to 6137 S Barrister Road, a charming home located in a welcoming 55+ community, offering the perfect blend of comfort and convenience in Tucson's vibrant Southwest area. Featuring desert-inspired landscaping and a spacious layout, this property is ideally situated near parks, shopping, and dining. Enjoy breathtaking sunsets from the Arizona room, a vibrant community atmosphere, and the peace of a quiet neighborhood. This property is in process with the bank for short sale approval. Please reach out to Co-listing agent for details Jon Haas 520-416-6939 Temporary 1-0 buydown offered by preferred lender for qualified buyers. Make this house your home today!

22. 2025-06-28
    historical
23. 2025-05-14
    price $194,000
24. 2025-04-05
    price $194,999
25. 2025-02-25
    price $197,999
26. 2024-12-12
    listed $199,999 Active
27. 2022-12-22
    soldstatus $182,000 Closed
28. 2022-12-22
    soldstatus $182,000
29. 2022-12-20
    status Pending
30. 2022-11-26
    historical Active Contingent
31. 2022-11-18
    listed $179,900 Active
32. 2020-12-17
    soldstatus $115,000 Closed
33. 2020-12-17
    soldstatus $115,000
34. 2020-10-16
    historical Active Contingent
35. 2020-10-15
    listed $115,000 Active
36. 2016-08-25
    soldstatus $42,500 Closed
37. 2016-08-09
    status Pending
38. 2016-08-05
    listed $42,000 Active
39. 1993-09-29
    soldstatus $63,000
40. 1993-09-21
    soldstatus $63,000
41. 1992-08-04
    listed $65,000
42. 1986-08-01
    soldstatus $57,800
43. 1985-11-01
    soldstatus $2,000,000

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $1,022 · $85/mo
• Expected delta: +$214/yr (+$18/mo · 26.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 18 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: $19,315
• − Mortgage interest: −$8,677
• − Property taxes: −$809
• − Insurance: −$774
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − HOA: −$1,392
• − Depreciation: −$4,506
• Taxable income: $66
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $2,520/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 — Drexel Heights

• Score: 66/100
• State rank: #73
• US rank: #11688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Drexel Heights, AZ
• County: Pima County · 1,012,107 people
• Metro: Tucson, AZ
• Population (ZIP): 42,835
• Household income: $68,903
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 1050.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% White 20% Two or more races 16% Native American 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 68% Puerto Rican 1%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 16% · Canada
• Languages at home: 52% English-only · Spanish 46%

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: ▼ -56.03%
• Current HPI: 312.2096
• Rent YoY: ▼ -0.25%
• 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

-92.0% since first listed

29 events — show timeline

• 2026-05-12 Price Changed $159,900 MLSSAZ
• 2026-04-17 Relisted — MLSSAZ
• 2026-04-17 Price Changed $160,000 MLSSAZ
• 2026-03-02 Pending — MLSSAZ
• 2026-02-25 Price Changed $140,000 MLSSAZ
• 2026-01-21 Price Changed $150,000 MLSSAZ
• 2025-10-24 Listed $190,000 MLSSAZ
• 2025-06-28 Listing Removed — MLSSAZ
• 2025-05-14 Price Changed $194,000 MLSSAZ
• 2025-04-05 Price Changed $194,999 MLSSAZ
• 2025-02-25 Price Changed $197,999 MLSSAZ
• 2024-12-12 Listed $199,999 MLSSAZ
• 2022-12-22 Sold (Public Records) $182,000 Public Records
• 2022-12-22 Sold (MLS) $182,000 MLSSAZ
• 2022-12-20 Pending — MLSSAZ
• 2022-11-26 Contingent — MLSSAZ
• 2022-11-18 Listed $179,900 MLSSAZ
• 2020-12-17 Sold (Public Records) $115,000 Public Records
• 2020-12-17 Sold (MLS) $115,000 MLSSAZ
• 2020-10-16 Contingent — MLSSAZ
• 2020-10-15 Listed $115,000 MLSSAZ
• 2016-08-25 Sold (MLS) $42,500 MLSSAZ
• 2016-08-09 Pending — MLSSAZ
• 2016-08-05 Listed $42,000 MLSSAZ
• 1993-09-29 Sold (Public Records) $63,000 Public Records
• 1993-09-21 Sold (MLS) $63,000 MLSSAZ
• 1992-08-04 Listed $65,000 MLSSAZ
• 1986-08-01 Sold (Public Records) $57,800 Public Records
• 1985-11-01 Sold (Public Records) $2,000,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $809 · -0.9% YoY. Source: county tax records.