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Does fixed-route mass transit have an effect on real estate values? In Tucson it does. This study shows a direct relationship between the Tucson Modern Streetcar and increased performance in the real estate marketplace. To get a baseline value, analysis starts in the year 2000, with comparisons between the Tucson Metro market and the area within 1/2 mile of the streetcar route - highlighting different points during time periods from proposal to completion of the project. Conclusion: this mass transit project has had a significant positive impact on real estate values in Tucson, AZ.