2525 N Alvernon Way Unit C5 · Tucson, AZ 85712

$84,000

1 bd · 1.0 ba · 907 sqft · Condo public records · 101 Days on market

Built 1962 $93/sqft · 37% below area Est $115k · 27% under $380/mo HOA · 38% of rent

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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 +6.9/30.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

STOP paying utility bills! This stunning Royal Alvernon condo offers a ''lock-and-leave'' lifestyle where the HOA handles the heavy lifting--including your heating, cooling, sewer, water, and gas. A second-floor, turnkey residence that perfectly merges imid-century design with modern upgrades in the heart of Tucson. Step through your private covered entrance into an airy, open-concept living area defined by soaring, vaulted wood-beam ceilings and an abundance of natural light. The modern kitchen has been thoughtfully refreshed with stylish new appliances. An extra bonus is the in-unit stackable washer and dryer. Gated community with pool, clubhouse and covered parking. HOA INCLUDES UTILITIES: Gas, HVAC, water, sewer, trash, pest control, and roof/exterior maintenance are all included, offering an unparalleled "maintenance-free" ownership experience. The Tucson Botanical Gardens, TMC, the University of Arizona, and I-10 are minutes away.

Key facts

• $380 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $84k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $62k (26.6% below list).
• Meets the 1% rule at list price ($994 rent vs $84k).
• Recommended offer: $62k (26.6% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 3.7% in Tucson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-, schools D+, crime 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 rising (+1.5%/yr); 139 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); 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $581 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.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• 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 $61,689 (26.6% 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 101 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
11. 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.
12. 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.
13. 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: 1.18% ✓
• Cap rate: 4.49%
• Cash-on-cash: -6.44%
• DSCR: 0.71
• GRM: 7.0

CMA / ARV

• ARV (median comp): $114,814
• List price: $84,000
• Delta: -26.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -30.0%
• Equity multiple: 0.02×
• Total profit: $-22,944
• Equity at exit: $12,525

10-year hold

• IRR: -45.2%
• Equity multiple: -0.51×
• Total profit: $-35,446
• Equity at exit: $7,263

Cash invested: $23,520 (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 85712

• Rents YoY: 1.5%
• Active inventory: 139
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $994 high
• Mortgage (P&I): −$441
• Tax from tax record: −$56 /mo · $670/yr
• Insurance: −$35
• HOA: −$380
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $-126

Break-even live

Break-even rent $1,154

Max offer price $61,689

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-103	+0% $-126	+5% $-150	+10% $-174
Rent	-10% $-205	-5% $-166	+0% $-126	+5% $-87	+10% $-48
Rate	-1.0pp $-84	-0.5pp $-105	base $-126	+0.5pp $-148	+1.0pp $-170

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 N Alvernon Way Unit B-4 Tucson, AZ	1.0	1.0	785	$795	$1.01	2d	1	0.05mi
2510 N Winstel Blvd Tucson, AZ	1.0–2.0	1.0	699	$725	$1.04	24d	7	0.09mi
2485 N Alvernon Way Tucson, AZ	2.0–3.0	1.0–2.0	955	$925	$0.97	16d	3	0.09mi
2643 N Alvernon Way Tucson, AZ	2.0	1.0	720	$1,195	$1.66	44d	1	0.11mi
2660 N Alvernon Way Tucson, AZ	1.0	1.0	580	$1,049	$1.81	44d	1	0.11mi
3960 E Flower St Unit 15 Tucson, AZ	2.0	1.0	912	$1,450	$1.59	44d	1	0.11mi
2475 N Haskell Dr Tucson, AZ	1.0	1.0	567	$699	$1.23	44d	1	0.16mi
4044 E Flower St Tucson, AZ	1.0–2.0	1.0	675	$900	$1.33	11d	2	0.22mi
2535 N Dodge Blvd Unit 2 Tucson, AZ	1.0	1.0	600	$1,250	$2.08	21d	1	0.26mi
2535 N Dodge Blvd Unit 3 Tucson, AZ	2.0	1.0	880	$1,650	$1.88	21d	1	0.26mi
3671 E Bermuda St Unit 3679 Tucson, AZ	2.0	2.0	1050	$1,295	$1.23	3d	1	0.30mi
3839 E Glenn St Tucson, AZ	2.0	1.0	800	$800	$1.00	44d	1	0.31mi
2455 N Dodge Blvd Tucson, AZ	1.0–3.0	1.0–2.0	820	$964	$1.17	44d	1	0.32mi
2850 N Alvernon Way Apt 8 Tucson, AZ	1.0	1.0	590	$895	$1.52	44d	1	0.35mi
2850 N Alvernon Way Apt 16 Tucson, AZ	2.0	1.0	680	$1,095	$1.61	44d	1	0.35mi
3810 E Monte Vista Dr Unit 206 Tucson, AZ	1.0	1.0	592	$850	$1.44	44d	1	0.36mi
3750 E Monte Vista Dr Tucson, AZ	2.0	1.0	754	$950	$1.26	44d	1	0.38mi
2501 N Richey Blvd Unit 2505 Tucson, AZ	1.0	1.0	675	$695	$1.03	44d	1	0.39mi
3551 E Water St Tucson, AZ	2.0	1.0	916	$1,300	$1.42	3d	1	0.40mi
4115 E North St #6 Tucson, AZ	2.0	1.0	868	$995	$1.15	24d	1	0.41mi
4115 E North St Apt 3 Tucson, AZ	2.0	1.0	868	$995	$1.15	44d	1	0.41mi
2950 N Alvernon Way Unit ALV2950-10103 Tucson, AZ	2.0	2.0	957	$1,325	$1.38	3d	1	0.42mi
2950 N Alvernon Way #10103 Tucson, AZ	2.0	2.0	957	$1,425	$1.49	3d	1	0.42mi
2412 N Bryant Ave Unit A Tucson, AZ	1.0	1.0	600	$800	$1.33	17d	1	0.42mi
4123 E North St Unit C Tucson, AZ	2.0	1.0	750	$1,000	$1.33	44d	1	0.43mi
3949 E Monte Vista Dr Tucson, AZ	3.0	1.0	722	$708	$0.98	3d	5	0.44mi
3731 E Hampton St Tucson, AZ	2.0	1.0	875	$1,100	$1.26	44d	1	0.44mi
2924 N Winstel Blvd Unit 02 Tucson, AZ	2.0	2.0	951	$1,495	$1.57	24d	1	0.44mi
2053 N Alvernon Way Unit AL2053-9 Tucson, AZ	1.0	1.0	546	$795	$1.46	24d	1	0.49mi
2053 N Alvernon Way Unit AL2053-24 Tucson, AZ	1.0	1.0	546	$795	$1.46	44d	1	0.49mi
2053 N Alvernon Way Unit AL2053-18 Tucson, AZ	1.0	1.0	542	$750	$1.38	44d	1	0.49mi
2053 N Alvernon Way Unit AL2053-7 Tucson, AZ	1.0	1.0	546	$695	$1.27	44d	1	0.49mi
2053 N Alvernon Way Unit AL2053-21 Tucson, AZ	1.0	1.0	546	$795	$1.46	12d	1	0.50mi
2415 N Columbus Blvd Tucson, AZ	2.0	1.0	900	$1,100	$1.22	24d	1	0.52mi
3475 E Water St Tucson, AZ	1.0	1.0	595	$793	$1.33	3d	1	0.52mi
2606 N Columbus Blvd Unit 2610 02 Tucson, AZ	1.0	1.0	672	$750	$1.12	24d	1	0.53mi
2707 N Palo Verde Ave Unit 2709 Tucson, AZ	2.0	1.0	784	$1,050	$1.34	3d	1	0.53mi
3925 E Blacklidge Dr Apt 4 Tucson, AZ	2.0	2.0	795	$900	$1.13	11d	1	0.54mi
3003 N Alvernon Way Tucson, AZ	2.0	1.0	900	$799	$0.89	3d	4	0.55mi
3529 E Florence Dr Tucson, AZ	2.0	2.0	914	$1,050	$1.15	2d	1	0.55mi

HOA detail condo

• Monthly dues: $380 · $4,560/yr
• Likely covers: watersewertrashgasexterior maint.poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $84,000 Active 101 DOM
2. 2026-06-17
   days on market $84,000 Active 100 DOM
3. 2026-06-16
   days on market $84,000 Active 99 DOM
4. 2026-06-15
   days on market $84,000 Active 98 DOM
5. 2026-06-13
   days on market $84,000 Active 96 DOM
6. 2026-06-10
   days on market $84,000 Active 93 DOM
7. 2026-06-09
   days on market $84,000 Active 92 DOM
8. 2026-06-08
   days on market $84,000 Active 91 DOM
9. 2026-06-07
   days on market $84,000 Active 90 DOM
10. 2026-06-05
    days on market $84,000 Active 87 DOM
11. 2026-06-03
    days on market $84,000 Active 86 DOM
12. 2026-06-02
    days on market $84,000 Active 85 DOM
13. 2026-06-01
    days on market $84,000 Active 84 DOM
14. 2026-05-31
    days on market $84,000 Active 83 DOM
15. 2026-03-09
    listed $84,000 Active 971-char remark

    Show marketing remark (971 chars)

    STOP paying utility bills! This stunning Royal Alvernon condo offers a ''lock-and-leave'' lifestyle where the HOA handles the heavy lifting--including your heating, cooling, sewer, water, and gas. A second-floor, turnkey residence that perfectly merges imid-century design with modern upgrades in the heart of Tucson. Step through your private covered entrance into an airy, open-concept living area defined by soaring, vaulted wood-beam ceilings and an abundance of natural light. The modern kitchen has been thoughtfully refreshed with stylish new appliances. An extra bonus is the in-unit stackable washer and dryer. Gated community with pool, clubhouse and covered parking. HOA INCLUDES UTILITIES: Gas, HVAC, water, sewer, trash, pest control, and roof/exterior maintenance are all included, offering an unparalleled "maintenance-free" ownership experience. The Tucson Botanical Gardens, TMC, the University of Arizona, and I-10 are minutes away.

16. 2024-12-23
    soldstatus $130,000
17. 2023-03-24
    soldstatus $63,639
18. 2020-11-23
    soldstatus $64,500 Closed 628-char remark

    Show marketing remark (628 chars)

    Modern condo in conveniently located gated midtown complex. Second floor unit w/vaulted beamed ceilings bringing in lots of natural light. The open floor plan offers a nicely appointed kitchen including all appliances open to expansive dining/living room which accesses covered deck. Master bedroom includes two closets. Stacked washer & dryer. Mature trees & vegetation provide beautiful setting for sparkling community pool. HOA inludes water, sewer, trash, pool, roof, heating & cooling, building & grounds maintenance w/blanket insurance policy. *See HOA Information form in documents. Move -in ready!

19. 2020-11-23
    soldstatus $64,500

    Show marketing remark (628 chars)

    Modern condo in conveniently located gated midtown complex. Second floor unit w/vaulted beamed ceilings bringing in lots of natural light. The open floor plan offers a nicely appointed kitchen including all appliances open to expansive dining/living room which accesses covered deck. Master bedroom includes two closets. Stacked washer & dryer. Mature trees & vegetation provide beautiful setting for sparkling community pool. HOA inludes water, sewer, trash, pool, roof, heating & cooling, building & grounds maintenance w/blanket insurance policy. *See HOA Information form in documents. Move -in ready!

20. 2020-10-29
    historical Active Contingent 628-char remark

    Show marketing remark (628 chars)

    Modern condo in conveniently located gated midtown complex. Second floor unit w/vaulted beamed ceilings bringing in lots of natural light. The open floor plan offers a nicely appointed kitchen including all appliances open to expansive dining/living room which accesses covered deck. Master bedroom includes two closets. Stacked washer & dryer. Mature trees & vegetation provide beautiful setting for sparkling community pool. HOA inludes water, sewer, trash, pool, roof, heating & cooling, building & grounds maintenance w/blanket insurance policy. *See HOA Information form in documents. Move -in ready!

21. 2020-10-13
    price $67,900 628-char remark

    Show marketing remark (628 chars)

    Modern condo in conveniently located gated midtown complex. Second floor unit w/vaulted beamed ceilings bringing in lots of natural light. The open floor plan offers a nicely appointed kitchen including all appliances open to expansive dining/living room which accesses covered deck. Master bedroom includes two closets. Stacked washer & dryer. Mature trees & vegetation provide beautiful setting for sparkling community pool. HOA inludes water, sewer, trash, pool, roof, heating & cooling, building & grounds maintenance w/blanket insurance policy. *See HOA Information form in documents. Move -in ready!

22. 2020-09-09
    listed $75,000 Active 628-char remark

    Show marketing remark (628 chars)

    Modern condo in conveniently located gated midtown complex. Second floor unit w/vaulted beamed ceilings bringing in lots of natural light. The open floor plan offers a nicely appointed kitchen including all appliances open to expansive dining/living room which accesses covered deck. Master bedroom includes two closets. Stacked washer & dryer. Mature trees & vegetation provide beautiful setting for sparkling community pool. HOA inludes water, sewer, trash, pool, roof, heating & cooling, building & grounds maintenance w/blanket insurance policy. *See HOA Information form in documents. Move -in ready!

23. 2009-07-31
    historical
24. 2009-01-26
    listed $79,900
25. 2005-07-28
    soldstatus $103,400
26. 2005-06-24
    listed $99,900
27. 1996-07-25
    soldstatus $935,000

ⓘ 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: $670 · $56/mo
• Projected year-2 tax: $670 · $56/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 (shaded) · 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: $11,924
• − Mortgage interest: −$4,705
• − Property taxes: −$670
• − Insurance: −$420
• − Repairs & maintenance: −$954
• − Management: −$954
• − HOA: −$4,560
• − Depreciation: −$2,444
• Taxable loss: −$2,782
• Est. tax savings @ 24.0%: +$668
• After-tax cash flow: $-848/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): 31,571
• Household income: $50,625
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2140.0

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 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 27% Two or more races 15% Black 6% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 21% Puerto Rican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 80% English-only · Spanish 13% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -324.39%
• Current HPI: 266.7562
• Rent YoY: ▲ 1.47%
• 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

-91.0% since first listed

13 events — show timeline

• 2026-03-09 Listed $84,000 MLSSAZ
• 2024-12-23 Sold (Public Records) $130,000 Public Records
• 2023-03-24 Sold (Public Records) $63,639 Public Records
• 2020-11-23 Sold (Public Records) $64,500 Public Records
• 2020-11-23 Sold (MLS) $64,500 MLSSAZ
• 2020-10-29 Contingent — MLSSAZ
• 2020-10-13 Price Changed $67,900 MLSSAZ
• 2020-09-09 Listed $75,000 MLSSAZ
• 2009-07-31 Listing Removed — MLSSAZ
• 2009-01-26 Listed $79,900 MLSSAZ
• 2005-07-28 Sold (MLS) $103,400 MLSSAZ
• 2005-06-24 Listed $99,900 MLSSAZ
• 1996-07-25 Sold (Public Records) $935,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $670 · +18.4% YoY. Source: county tax records.