NOTE · This page is the original STR yield estimate. The full rent-vs-sell analysis Tyler ran after the 2026-05-06 consultation is at /rent-vs-sell — read that first.

STR PATH · INFORMATIONAL · MANAGED BY FIG N TOAST

If short-term rental crosses your mind.

Tara, you said you wanted to be done with it. We respect that. This page exists in case the math changes your read.

NIGHTLY MEDIAN

$80

range $65–$120

OCCUPANCY

60%

1BR east-side · 1BR · DMAFB+UofA

ANNUAL GROSS · MEDIAN

~$17,520

range $14,235–$26,280

NET · PAID OFF

~$7,300

vs ~$1,060 with mortgage

SECTION 01 · THE HONEST TAKE

This is informational, not pushed.

“1BR east-side condo near U of A and DMAFB has a real STR profile. Margins are thin while the Desert Financial loan is in place. Net only opens up if the unit is paid off.”

Sale at Clean Sale $159,900 is the recommended path. ~$61,207 net once at 6%, ~$62,806 at 5% internal. 21–30 days, zero ongoing operational burden. That matches the done-with-it posture. The math agrees with the gut.

STR is a fallback. The yield exists, the demand profile is real, but with $86,000 of Desert Financial debt against the unit, the annual net is roughly $1,060. That is a 4-to-5 year break-even before the first profit dollar. If your read changes after the walkthrough, this page is the math we were ready with.

SECTION 02 · YIELD ESTIMATE · VISUAL

Three scenarios. Two mortgage states. Where the dollars actually go.

Each column shows nightly × 365 × 60% occupancy = annual gross, then a stacked breakdown of where that gross gets eaten: Fig N Toast 23% mgmt, HOA, property tax, insurance, utilities, turnover, and (top scenario only) mortgage principal & interest. Net is the bronze block at the top of the bar.

YIELD CALCULATOR · 3 SCENARIOS × 2 MORTGAGE STATES

Where the dollars actually go.

Net

Mortgage P&I

Fig 23%

HOA

Tax

Insurance

Utilities

Turnover

Math: nightly × 365 × 60% occupancy = annual gross. Costs subtracted in stack order. Mortgage P&I estimate uses the $86,000 Desert Financial balance at current rates; verified against lender statement at intake. Insurance, utilities, and turnover are 1BR east-side market estimates.

SECTION 03 · SALE vs LONG-TERM vs SHORT-TERM

Three exit paths. Three different annual outcomes.

The decision is rarely between LTR and STR alone. It is between staying in the asset and selling it. Compared apples-to-apples, time-to-liquidity and operational burden separate the recommendation.

RECOMMENDED

PATH 01 · SALE · TYLER'S CALL

Clean Sale $159,900

~$61,207 once

Net at 6% · ~$62,806 at 5% internal

Time to liquidity21–30 days

Operational burdenZero · ongoing

Tax outcomePaper loss · no fed/state

RiskStandard market risk

One-time payout, then done. The cleanest match for the done-with-it posture.

PATH 02 · LONG-TERM RENTAL

12-month leases

~$3,500–$4,500 / yr

Net after HOA · tax · insurance · mgmt

Estimated rent$850–$950 / mo

Annual gross$10.2K–$11.4K

Time to break-even8–10 yrs holding

Operational burdenTenant management · ongoing

Lower volatility than STR. Lower yield. Tenant risk + absentee landlord 2 hours away.

PATH 03 · STR · FIG N TOAST

Nightly · managed

~$1,379.39 / yr

with mortgage · ~$8,079.39 / yr paid off

Annual gross median$17,520

Mgmt fee23% to Fig N Toast

Time horizonOpen-ended

Operational burdenOutsourced · seasonal occupancy

Yield only opens up at paid-off. With mortgage, the margin is too thin to justify the operational risk.

SECTION 04 · PERMITS & HOA REALITY

Two open gates before any STR commitment.

Both items must clear before a single nightly booking goes live. Tyler runs them at intake, not at listing, so the path is honest before it is sold.

GATE 01 · CITY PERMIT

City of Tucson Type 1 STR permit · annual renewal

City of Tucson Type 1 STR permit required · annual renewal. Tyler verifies current permit status with Tucson Code Enforcement before any STR commitment. The application window is short, so we plan around a 2–4 week processing tail.

Type 1 = owner-occupied or owner-managed nightly rental, ≤30 days. Tucson updates the rule periodically; we re-confirm at every intake.

GATE 02 · HOA

Ridge 22 CC&Rs review pending

Ridge 22 CC&Rs to be reviewed before any STR commitment. Tyler will request the CC&Rs from the HOA at intake. Many condo HOAs in Tucson restrict rentals under 30 days; some prohibit STR entirely.

If the HOA prohibits STR, this page becomes a closed door, not an open one.

SECTION 05 · FIG N TOAST

Who runs the property if you keep it.

Tyler does not manage Airbnbs. He hands them to Todd and Jess at Fig N Toast, the same operators who handle his own rotation. They handle listing, pricing, cleaning, guest comms, and turnovers. 22.5% of gross.

FIG N TOAST · TUCSON · BOUTIQUE STR

Airbnb property management without the hassle.

Todd & Jess Millay run a small, personal portfolio. Same operators Tyler uses on his own STR ventures.

WHAT THEY DO

Listing setup · dynamic pricing · guest comms · turnover · linen + restock · repair triage · tax-doc handoff

WHAT THEY CHARGE

22.5% of gross. No setup fee. No seat-lock. They drop you if it stops working, same way you drop them.

WHY WE REFER

One of the few Tucson mgmt cos that handles 1BR units at this price band. Tyler personal endorsement. No kickback.

“Todd and Jess are the only people I send 1BR east-side condos to. Small portfolio, real attention. If you want to keep the property and earn from it, they are the right operators.”

Want an intro to Todd & Jess? →

SECTION 06 · THE FURNITURE QUESTION

The unit is furnished. That is an asset on either path.

IF YOU PIVOT TO STR

Existing furniture is the launch pad.

No setup-cost line item beyond linens, a kitchen restock, and listing photography. Roughly $1,500 all-in. The unit is functionally guest-ready the day Fig N Toast takes the keys.

IF YOU SELL

Furniture is the investor-pool premium.

$3K–$5K of premium baked into the Clean Sale price. A turn-key 1BR with the furniture conveying lands harder with the right buyer than the same unit empty.

Either way, the furniture is an asset, not a burden. We do not move it twice.

SECTION 07 · THREE REASONS THIS STAYS INFORMATIONAL

Why the recommended path is still Sale.

We do not push paths the data does not support. These are the three reasons STR sits behind a fallback door, not the front door.

REASON · SELLER POSTURE

Tara stated done-with-it on the 2026-04-30 call. Done-with-it. PhD complete. Job is up-state. May upgrade to a larger Phoenix property with proceeds.

REASON · NET COMPARISON

Sale at Clean Sale delivers ~$61,207 once at 6% commission, ~$62,806 at 5% internal. With the Desert Financial loan in place, STR delivers ~$1,060/yr. That is a 4-to-5 year break-even before the first dollar of profit.

REASON · OPEN DEPENDENCIES

STR profitability hinges on HOA + permit confirmations not yet in hand. Sale doesn’t. We build around the path with the fewer unknowns.

CONCLUSION · CALLBACK SLA

If your read changes after the walkthrough, the door’s open.

If your read doesn’t change, we sell. Tara, the recommendation is still Clean Sale at $159,900 — Tyler's call from the 2026-05-06 consultation. ~$61,207 net at 6%, ~$62,806 at 5% internal, 21–30 days, done. Tyler returns every call within 24 hours; Tana and Kember are backup if a personal situation prevents a same-day return.

(520) 462-6023 owner@mlslisting.net Three paths →Five promises →Back to brief

Tyler Lopez · (520) 462-6023 · owner@mlslisting.net

STR yield estimates are not guarantees. Actual nightly rates and occupancy depend on calendar timing, photographer quality, listing optimization, seasonality, and Tucson event calendars. Numbers above use trailing comparable performance from 1BR east-side properties; verify with Fig N Toast before any commitment. Capital-gains figures are not tax advice. Property facts verified against Pima County Assessor and FlexMLS on 2026-06-22. Equal Housing Opportunity.