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Sam Hughes

Tucson, AZ

Neighborhood Market Analysis

Q3 2025 Report
$353,600 (2025)
Median Home Price
High (Walk Score ~75-80); bike-friendly streets[1][2].
Walkability Score
Above average; Sam Hughes Elementary and Tucson High Magnet are highly rated[3][5].
School Rating

Location Overview

Neighborhood Boundaries

Roughly bounded by Speedway Blvd (north), Broadway Blvd (south), Campbell Ave (west), and Country Club Rd (east)

Zip Codes

8571685719

Market Data Summary

Price Range$300,000 - $600,000+ (historic homes at upper end)
Price per Sq FtApprox. $275 - $350/sq ft (varies by property condition and style)
Inventory LevelsLow to moderate; historic homes are limited and highly sought after.

Property Characteristics

Home Types & Architecture

Home Types

Single-family homesHistoric bungalowsPueblo RevivalMid-century modernApartmentsTownhomes

Architectural Styles

Southwestern/AdobeBungalowPueblo RevivalMid-century Modern

Property Details

Typical Lot Sizes0.15 - 0.25 acres (single-family); smaller for condos/apartments
Home Age Range1920s-1950s (historic core); some infill/newer builds
Construction QualityGenerally high, with many homes restored or well-maintained; historic preservation is common.

Community Profile

Demographics & Lifestyle

Demographics

Diverse mix: university faculty, students, young professionals, families, retirees; highly educated population[1][4].

Community Vibe

Historic, friendly, vibrant, intellectual, artsy; strong neighborhood association and community events[1][2].

Typical Residents

  • University staff/students
  • Young professionals
  • Families
  • Retirees

Family Friendly

Yes; walkable, safe, parks, and good schools[1][4].

Amenities & Lifestyle

Parks & Recreation

  • • Himmel Park (24 acres, pool, tennis, library)
  • • Nearby UA campus green spaces

Dining Options

  • • International restaurants
  • • Brew pubs
  • • Cafes
  • • Casual eateries

Shopping Centers

  • • Local shops along 6th St and Broadway; short drive to El Con Mall

Local Businesses

  • • Coffee shops
  • • Boutique stores
  • • Bookstores
  • • Fitness studios

Education & Schools

Above average; Sam Hughes Elementary and Tucson High Magnet are highly rated[3][5].
Overall School Rating

Elementary Schools

  • • Sam Hughes Elementary

Middle Schools

  • • Mansfeld Middle School

High Schools

  • • Tucson High Magnet School

Private Schools

  • • St. Cyril of Alexandria School
  • • St. Joseph Catholic School

Transportation & Accessibility

Transit & Roads

Public Transit

  • • Sun Tran bus lines
  • • Streetcar access via UA

Major Roads

  • • Speedway Blvd
  • • Broadway Blvd
  • • Campbell Ave
  • • Country Club Rd

Commute & Walkability

Commute Times5-10 min to Downtown Tucson; 20-30 min to Tucson International Airport
WalkabilityExcellent for daily errands and recreation[1][2].
ParkingStreet parking common; some homes have driveways/garages; can be tight near UA events.

Marketing Intelligence

Target Buyer Types

  • University faculty/staff
  • Graduate students
  • Young professionals
  • Families
  • Investors

Key Selling Points

  • Historic architecture
  • Walkability
  • Top schools
  • Safe, vibrant community
  • Proximity to UA and Downtown

Pricing Considerations

Price competitively for quick sales; premium for restored historic homes.

Common Objections & Response Strategies

Objection: Older homes may need repairs or updates

Response Strategy:

Highlight recent renovations, home warranties, and the value of historic character.

Objection: Parking can be difficult, especially near UA

Response Strategy:

Point out homes with off-street parking, and discuss permit options or alternative transportation.

Objection: Higher price per square foot than some Tucson areas

Response Strategy:

Emphasize location, walkability, and long-term appreciation potential.

Investment Insights

Investment Potential

Appreciation Potential

Strong; historic status and proximity to UA drive long-term value[1][4].

Rental Demand

Very high due to university; strong short- and long-term rental market[1][2].

Buyer Competition

Moderate to high; multiple offers common on well-priced homes.

Best For

  • Owner-occupants seeking historic charm
  • Investors targeting student/faculty rentals
  • Families valuing walkability

Potential Concerns

  • Limited inventory of historic homes
  • Parking during events
  • Older home maintenance

Professional Recommendations

1

Network with UA departments and faculty groups for buyer leads.

2

Emphasize historic preservation incentives and tax credits.

3

Stage homes to showcase period features and outdoor living.

4

Educate buyers on maintenance of older homes and available resources.

5

Monitor university calendar for optimal listing/rental timing.

6

Highlight walkability and local amenities in all marketing materials.

Competitive Analysis

Comparable Markets

  • West University
  • Armory Park
  • Blenman-Elm

Market Positioning

Premium historic neighborhood with strong university ties and family appeal.

Competitive Advantages

  • Historic charm
  • Proximity to UA
  • High walkability
  • Strong community identity

Price Comparison

Priced above Tucson average, but below luxury areas like Catalina Foothills.

Investment Metrics

4.5% - 5.5% (long-term rentals)
Cap Rates
5% - 6% gross yield (student/faculty rentals)
Rental Yields
~22-25 (reflects strong rental demand)
Price-to-Rent
Positive cash flow possible with strategic property selection and management.
Cash Flow
3-5% annual appreciation expected in near term.
Appreciation

Buyer Journey Insights

First-Time Buyers

Appealing for those seeking walkable, vibrant community; may need education on historic home ownership.

Move-Up Buyers

Attractive for families upgrading to larger historic homes with character and proximity to schools.

Downsizers

Smaller bungalows and condos offer low-maintenance living in a lively area.

Investors

Strong rental returns, especially for student housing; low vacancy rates.

Relocators

Desirable for university-affiliated moves or those seeking central Tucson lifestyle.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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