9552 E Irene St · Tucson, AZ 85730

$258,000

4 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 82 Days on market

Built 1973 7,884 sqft lot $183/sqft · 18% below area Est $314k · 18% under

---

Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Needs some TLC, 1408 sq ft. Four bedrooms, two bathrooms, Fireplace, Pool, large backyard with dog run.

Key facts

• Large backyard
• Pool
• Dog run

Tags

• FIREPLACE
• POOL
• LARGE BACKYARD
• DOG RUN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (24.0% below list).
• Recommended offer: $196k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Dunham Elementary School (math 17% / reading 34%, grade F, #629 of 1,109 statewide, top 57%, 158 students, 61% FRL); Secrist Middle School (math 2% / reading 17%, grade F, #194 of 218 statewide, top 90%, 304 students, 76% FRL); Santa Rita High School (math 8% / reading 8%, grade F, #358 of 381 statewide, top 94%, 392 students, 63% FRL).
• Market conditions: Rents soft (-0.2%/yr); 198 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 38% of the median local income ($62k/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 $2k of loan paydown is wiped out by about $8k 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 82 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 6y 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 $71k; list at $258k implies a 263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,996 (24.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 11.0

CMA / ARV

• ARV (median comp): $314,447
• List price: $258,000
• Delta: -17.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9714 E Gray Hawk Dr	0.18mi	3/2.0 (-1)	1,423 (+1%)	1mo	$349,900	$246	84
9761 E Sellarole Rd	0.28mi	4/2.0	1,419 (+1%)	4mo	$299,000	$211	82
3563 S Harrison Shadow Way	0.30mi	3/2.0 (-1)	1,385 (-2%)	1mo	$285,000	$206	78
3390 S Marcia Pl	0.25mi	3/2.0 (-1)	1,498 (+6%)	1mo	$295,000	$197	72
9849 E Victoria Ln	0.43mi	3/2.0 (-1)	1,367 (-3%)	1mo	$287,500	$210	69
9842 E Sellarole Rd	0.38mi	4/2.0	1,519 (+8%)	1mo	$315,000	$207	68
2749 S Pace East Dr	0.49mi	3/2.0 (-1)	1,383 (-2%)	2mo	$270,000	$195	67
9706 E Sascha St	0.59mi	3/2.0 (-1)	1,495 (+6%)	1mo	$316,000	$211	56
10071 E Nicaragua Ln	0.66mi	3/2.0 (-1)	1,360 (-3%)	2mo	$290,000	$213	56
2741 S Aida Ave	0.66mi	3/2.0 (-1)	1,384 (-2%)	6mo	$280,000	$202	56
9745 E Sascha St	0.63mi	3/2.0 (-1)	1,285 (-9%)	0mo	$300,000	$233	51
9968 E Country Shadows Dr	0.75mi	3/2.0 (-1)	1,258 (-11%)	5mo	$290,000	$231	38

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: -21.8%
• Equity multiple: 0.26×
• Total profit: $-53,108
• Equity at exit: $38,469

10-year hold

• IRR: -24.2%
• Equity multiple: -0.05×
• Total profit: $-75,770
• Equity at exit: $22,307

Cash invested: $72,240 (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 85730

• Home prices YoY: -30.9%
• Rents YoY: -0.2%
• Active inventory: 198
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,960 high
• Mortgage (P&I): −$1,353
• Tax from tax record: −$174 /mo · $2,090/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-86

Break-even live

Break-even rent $2,069

Max offer price $242,757

Occupancy floor 99%

Sensitivity live

Price	-10% $60	-5% $-13	+0% $-86	+5% $-159	+10% $-232
Rent	-10% $-241	-5% $-164	+0% $-86	+5% $-9	+10% $69
Rate	-1.0pp $44	-0.5pp $-21	base $-86	+0.5pp $-153	+1.0pp $-221

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: $64,500
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3246 S Winona Cir Tucson, AZ	4.0	2.0	1655	$1,830	$1.11	45d	1	0.28mi
9802 E Stella Rd Tucson, AZ	4.0	2.0	1416	$1,945	$1.37	13d	1	0.30mi
3715 S Escalante Oasis Pl Tucson, AZ	4.0	2.0	1601	$1,900	$1.19	25d	1	0.39mi
9801 E Domenic Ln Tucson, AZ	3.0	2.0	1428	$1,791	$1.25	13d	1	0.44mi
10002 E Stella Rd Tucson, AZ	4.0	2.0	1706	$2,000	$1.17	25d	1	0.53mi
3292 S Kristina Park Loop Tucson, AZ	3.0	2.0	1650	$2,000	$1.21	25d	1	0.53mi
9202 E 39th St Tucson, AZ	3.0	2.0	1728	$1,650	$0.95	25d	1	0.55mi
9746 E Sascha St Tucson, AZ	3.0	2.0	1024	$1,800	$1.76	16d	1	0.61mi
9699 E Vendela St Tucson, AZ	3.0	2.0	1165	$1,800	$1.55	45d	1	0.66mi
10061 E Domenic Ln Tucson, AZ	3.0	2.0	1597	$1,785	$1.12	3d	1	0.68mi
10055 E Desert Aire Dr Tucson, AZ	3.0	2.0	1300	$1,680	$1.29	4d	1	0.77mi
9960 E Banister Dr Tucson, AZ	3.0	2.0	1252	$1,575	$1.26	45d	1	0.77mi
9172 E Corte Arroyo Oeste Tucson, AZ	3.0	2.0	1350	$1,900	$1.41	5d	1	0.85mi
10272 E Sky Castle Way Tucson, AZ	3.0	2.0	1709	$1,781	$1.04	12d	1	0.89mi
9903 E Rocky Vista Dr Tucson, AZ	3.0	2.0	1560	$1,795	$1.15	5d	1	0.92mi
2342 S Via de Dos Arroyos Tucson, AZ	3.0	2.0	1618	$1,795	$1.11	45d	1	0.93mi
4052 S Ferris Dr Tucson, AZ	4.0	2.0	1672	$2,125	$1.27	16d	1	0.99mi
2650 S Brandywine Ln Tucson, AZ	3.0	2.5	1340	$1,500	$1.12	45d	1	1.00mi
2217 S Oak Park Dr Tucson, AZ	3.0	2.0	1631	$3,200	$1.96	45d	1	1.06mi
4289 S Goodall Pl Tucson, AZ	3.0	2.0	1372	$1,950	$1.42	45d	1	1.08mi
4275 S Mayberry Pl Tucson, AZ	4.0	2.0	1672	$1,850	$1.11	45d	1	1.11mi
3455 S Magda Ave Tucson, AZ	3.0	2.0	1500	$2,000	$1.33	45d	1	1.16mi
10234 E Wasp Spring Dr Tucson, AZ	3.0	2.0	1558	$1,701	$1.09	13d	1	1.23mi
8829 E Eagle Creek Dr Tucson, AZ	3.0	2.0	1280	$1,830	$1.43	18d	1	1.26mi
9009 E Kinross Dr Tucson, AZ	3.0	2.0	1304	$1,715	$1.32	23d	1	1.34mi
8467 E Shasta Dr Tucson, AZ	3.0	2.0	1618	$1,725	$1.07	13d	1	1.39mi
8737 E Pebble Stone Ln Tucson, AZ	3.0	2.0	1383	$2,095	$1.51	45d	1	1.39mi
1422 S Moonflower Ln Tucson, AZ	3.0	2.0	1190	$1,695	$1.42	5d	1	1.39mi
8763 E Pebble Stone Ln Tucson, AZ	3.0	2.0	1262	$1,995	$1.58	5d	1	1.40mi
4433 S Sunrise Bluff Way Tucson, AZ	3.0	2.0	1465	$1,895	$1.29	25d	1	1.46mi
9055 E Alderpoint Way Tucson, AZ	3.0	2.0	1165	$1,695	$1.45	23d	1	1.47mi
8755 E Stone Meadow Cir Tucson, AZ	3.0	2.0	1465	$1,925	$1.31	19d	1	1.50mi

Listing history 42 events

1. 2026-06-21
   days on market $258,000 Active 82 DOM
2. 2026-06-18
   days on market $258,000 Active 79 DOM
3. 2026-06-17
   days on market $258,000 Active 78 DOM
4. 2026-06-16
   days on market $258,000 Active 77 DOM
5. 2026-06-15
   days on market $258,000 Active 76 DOM
6. 2026-06-13
   days on market $258,000 Active 74 DOM
7. 2026-06-10
   days on market $258,000 Active 71 DOM
8. 2026-06-09
   days on market $258,000 Active 70 DOM
9. 2026-06-08
   days on market $258,000 Active 69 DOM
10. 2026-06-07
    days on market $258,000 Active 68 DOM
11. 2026-06-05
    days on market $258,000 Active 65 DOM
12. 2026-06-03
    days on market $258,000 Active 64 DOM
13. 2026-06-02
    days on market $258,000 Active 63 DOM
14. 2026-06-01
    days on market $258,000 Active 62 DOM
15. 2026-05-31
    days on market $258,000 Active 61 DOM
16. 2026-03-31
    listed $258,000 Active 103-char remark

    Show marketing remark (103 chars)

    Needs some TLC, 1408 sq ft. Four bedrooms, two bathrooms, Fireplace, Pool, large backyard with dog run.

17. 2026-03-27
    historical
18. 2026-03-06
    price $275,000
19. 2026-02-04
    listed $280,000 Active
20. 2025-08-12
    historical
21. 2025-06-30
    historical Active Contingent
22. 2025-06-16
    price $285,000
23. 2025-05-21
    listed $289,900 Active
24. 2025-05-14
    historical
25. 2025-05-09
    listed $289,900 Active
26. 2025-04-28
    historical
27. 2025-04-27
    listed $289,900 Active
28. 2025-04-27
    historical
29. 2025-01-28
    listed $289,900 Active
30. 2024-10-02
    historical
31. 2024-07-31
    listed $325,000 Active
32. 2024-03-05
    historical $1,650
33. 2023-11-22
    price $1,650
34. 2023-10-04
    listed $1,700
35. 2020-12-01
    historical
36. 2020-09-11
    status Active
37. 2020-07-09
    historical
38. 2020-06-23
    price $204,900
39. 2020-06-08
    status Active
40. 2020-06-03
    historical
41. 2020-06-02
    listed $199,900 Active
42. 1980-10-17
    soldstatus $71,000

ⓘ 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: $2,090 · $174/mo
• Projected year-2 tax: $2,090 · $174/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 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 16 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: $23,520
• − Mortgage interest: −$14,452
• − Property taxes: −$2,090
• − Insurance: −$1,290
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − Depreciation: −$7,505
• Taxable loss: −$5,581
• Est. tax savings @ 24.0%: +$1,339
• After-tax cash flow: $304/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): 39,399
• Household income: $62,090
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1364.0

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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 31% Two or more races 16% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% Vietnamese 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: ▼ -136.41%
• Current HPI: 304.999
• Rent YoY: ▼ -0.16%
• 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

+263.4% since first listed

27 events — show timeline

• 2026-03-31 Listed $258,000 MLSSAZ
• 2026-03-27 Listing Removed — MLSSAZ
• 2026-03-06 Price Changed $275,000 MLSSAZ
• 2026-02-04 Listed $280,000 MLSSAZ
• 2025-08-12 Listing Removed — MLSSAZ
• 2025-06-30 Contingent — MLSSAZ
• 2025-06-16 Price Changed $285,000 MLSSAZ
• 2025-05-21 Listed $289,900 MLSSAZ
• 2025-05-14 Listing Removed — MLSSAZ
• 2025-05-09 Listed $289,900 MLSSAZ
• 2025-04-28 Listing Removed — MLSSAZ
• 2025-04-27 Listing Removed — MLSSAZ
• 2025-04-27 Listed $289,900 MLSSAZ
• 2025-01-28 Listed $289,900 MLSSAZ
• 2024-10-02 Listing Removed — MLSSAZ
• 2024-07-31 Listed $325,000 MLSSAZ
• 2024-03-05 Rental Removed $1,650 TARMLS
• 2023-11-22 Price Changed $1,650 TARMLS
• 2023-10-04 Listed for Rent $1,700 TARMLS
• 2020-12-01 Listing Removed — MLSSAZ
• 2020-09-11 Relisted — MLSSAZ
• 2020-07-09 Listing Removed — MLSSAZ
• 2020-06-23 Price Changed $204,900 MLSSAZ
• 2020-06-08 Relisted — MLSSAZ
• 2020-06-03 Listing Removed — MLSSAZ
• 2020-06-02 Listed $199,900 MLSSAZ
• 1980-10-17 Sold (Public Records) $71,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,090 · +4.2% YoY. Source: county tax records.