2041 E Meteorite Trl · Oro Valley, AZ 85755

$359,000

2 bd · 3.0 ba · 1,289 sqft · SingleFamily public records · 2 Days on market

Built 1991 5,372 sqft lot Est $348k · at est. $238/mo HOA · 8% 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).

• Cash flow +13.0/30.0
• ARV discount +6.1/15.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.8/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New 14 Seer HVAC & Hot Water Tank Oct 2017! Expanded Mariposa Model w/Extended, Masonry Walled Gated Patios Front/Rear. Covered Entry Portico w/Security Door. Updated Kitchen w/Newer Cabinets, Cambria Quartz Counters, SS Undermount Sink, Newer Faucet, Microwave, Disposal. All Appliances Incl. Sunny Living Room w/Plantation Shutters, Entertainment Niche, Pass Through to Kitchen, Ceiling Fan w/Remote. Dining Rm w/Eyebrow Windows, Slider w/Vertical Cellular Shade, Newer Ceiling Fixture. Tiled Floors Kitchen, Dining Rm, Entry, Hall. Oversized BR2 w/Slider to Front Patio, Vertical Cellular Shade, VIEWS! Hall Bath w/Tub, Newer Faucets, Hi-Rise Toilet. MBR w/2-Way Honeycomb Blinds, Ceiling Fan. MBA w/Tub, Hi-Rise Toilet, Walk-in Closet. 2 Car Garage w/Cab'ts, Lndry. Interior Newly Painted.

Key facts

• Fresh paint
• Expanded bedroom
• New tile roof

Tags

• EXPANDED BEDROOM
• NEWER CABINETRY
• QUARTZ GRANITE COUNTERTOPS
• NEW TILE ROOF
• FRESH PAINT
• BUILT-INS

Property features AI

Finance

• HOA & community: Part of an association (Sun City Oro Valley); Community amenities include clubhouse, pool, spa, golf, tennis courts, racquetball, putting green, fitness center, handball, rec center, and pickleball; HOA fee $210 annually

Exterior

• Parking: Attached garage with cabinets; 2 garage spaces (covered)
• Security: Wrought iron security door
• Utilities: Public water; Sewer connected
• Home design: Single family residence; One level; Accessibility features: wide doorways and wide hallways
• Construction: Frame with stucco exterior
• Exterior features: Covered patio/porch; Stucco finish fencing; Tile roof; Spa/Hot tub; Located on a cul-de-sac; North/South exposure; Paved road; city maintains road

Interior

• Kitchen: Disposal; Refrigerator; Convection oven; Electric cooktop; Electric oven; Gas hookup available
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans; Heat pump
• Interior features: Walk-in closets; High ceilings; Skylights; Plantation shutters; Wrought iron security door
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $-20 ($-234/yr) — negative.
• To cash-flow at today's rent, offer at most $356k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $314k (12.5% below list).
• Recommended offer: $314k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.2% in Oro Valley — 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 81/100 on livability (#2 in AZ, #1,339 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute D, amenities F, cost of living D-.
• Amphitheater Unified District (4406) (suburban): math 32% / reading 40% proficiency, ranked #85 of 249 in AZ (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Painted Sky Elementary School (math 57% / reading 62%, grade B-, #148 of 1,109 statewide, top 15%, 389 students, 16% FRL); Ironwood Ridge High School (math 37% / reading 39%, grade F, #80 of 381 statewide, top 21%, 1,556 students, 16% FRL).
• Zoned-school proficiency averages 49% at this address vs 36% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Amphitheater Unified District (4406) average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 232 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 33% of the median local income ($114k/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 $11k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $225k; list at $359k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $314,204 (12.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $348,030
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2247 E Jonquil St	0.30mi	2/2.0	1,298 (+1%)	2mo	$325,000	$250	79
14212 N Cirrus Hill Dr	0.09mi	2/2.0	1,386 (+8%)	3mo	$312,000	$225	77
14109 N Forthcamp Ct	0.14mi	2/2.0	1,190 (-8%)	1mo	$351,000	$295	76
2255 E Montrose Canyon Dr	0.35mi	2/2.0	1,221 (-5%)	3mo	$345,000	$283	68
2199 E Jonquil St	0.28mi	2/2.0	1,395 (+8%)	2mo	$355,000	$254	68
2246 E Amaranth St	0.31mi	2/2.0	1,190 (-8%)	3mo	$355,000	$298	66
2303 E Indian Town Way	0.36mi	2/2.0	1,371 (+6%)	3mo	$346,000	$252	66
13672 N Tom Ryans Way	0.64mi	2/2.0	1,305 (+1%)	3mo	$444,000	$340	62
2283 E Indian Town Way	0.34mi	2/2.0	1,463 (+14%)	2mo	$397,000	$271	56
14350 N Rusty Gate Trl	0.38mi	2/2.0	1,464 (+14%)	3mo	$315,000	$215	54
2295 E Montrose Canyon Dr	0.40mi	2/2.0	1,463 (+14%)	3mo	$325,000	$222	52
2330 E Montrose Canyon Dr	0.45mi	2/2.0	1,463 (+14%)	1mo	$395,000	$270	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-59,355
• Equity at exit: $53,528

10-year hold

• IRR: -8.4%
• Equity multiple: 0.47×
• Total profit: $-53,040
• Equity at exit: $31,040

Cash invested: $100,520 (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 85755

• Home prices YoY: -20.4%
• Active inventory: 232
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,142 high
• Mortgage (P&I): −$1,883
• Tax from tax record: −$231 /mo · $2,778/yr
• Insurance: −$150
• HOA: −$238
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $-20

Break-even live

Break-even rent $3,167

Max offer price $355,555

Occupancy floor 96%

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14269 N Trade Winds Way Oro Valley, AZ	2.0	2.0	1190	$2,750	$2.31	44d	1	0.13mi
14248 N Cirrus Hill Dr Oro Valley, AZ	2.0	2.0	1499	$3,800	$2.54	44d	1	0.14mi
14274 N Trade Winds Way Oro Valley, AZ	2.0	2.0	1499	$4,000	$2.67	44d	1	0.15mi
14734 N Burntwood Dr Oro Valley, AZ	2.0	2.0	1846	$2,800	$1.52	44d	1	0.76mi
14175 N Buckingham Dr Oro Valley, AZ	2.0	2.0	1563	$1,995	$1.28	44d	1	0.84mi
14256 N Greenspun Pl Oro Valley, AZ	2.0	2.0	1635	$2,500	$1.53	44d	1	0.95mi
13385 N Vistoso Bluff Pl Oro Valley, AZ	3.0	2.0	1265	$1,795	$1.42	24d	1	1.06mi
14582 N Alamo Canyon Dr Unit 14582 Oro Valley, AZ	2.0	2.0	1524	$3,400	$2.23	21d	1	1.11mi
14582 N Alamo Canyon Dr Oro Valley, AZ	2.0	2.0	1524	$3,400	$2.23	44d	1	1.11mi
13299 N Wide View Dr Oro Valley, AZ	3.0	2.0	1495	$2,950	$1.97	44d	1	1.14mi

HOA detail

• Monthly dues: $238 · $2,856/yr
• Likely covers: watersecurity

Listing history 3 events

1. 2026-06-18
   days on market $359,000 Active 2 DOM
2. 2026-06-16
   remarks 695-char remark
3. 2026-06-16
   listed $359,000 Active 1 DOM

ⓘ 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: $2,778 · $231/mo
• Projected year-2 tax: $2,778 · $231/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 6/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥105°F today · 15 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: $37,704
• − Mortgage interest: −$20,110
• − Property taxes: −$2,778
• − Insurance: −$1,795
• − Repairs & maintenance: −$3,016
• − Management: −$3,016
• − HOA: −$2,856
• − Depreciation: −$10,444
• Taxable loss: −$6,310
• Est. tax savings @ 24.0%: +$1,514
• After-tax cash flow: $1,280/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: Amphitheater Unified District (4406)
• NCES district ID: 0400680
• Math proficiency: 32% ▼ -13.00%
• Reading proficiency: 40% ▼ -8.00%
• Median HH income: $46,524
• Composite: 30.82/100
• National rank: #6135
• State rank: #85 of 249 in AZ

Livability — Oro Valley

• Score: 81/100
• State rank: #2
• US rank: #1339

Category grades

Amenities F Commute D Cost of living D- Crime A+ Employment A+ Housing A+ Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oro Valley, AZ
• County: Pima County · 1,012,107 people
• City population: 41,345
• Metro: Tucson, AZ
• Population (ZIP): 18,560
• Household income: $113,831
• Rent vs Own: 10.4% rent · 89.6% own
• Severe rent burden: 211.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 10% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Lithuanian 7% Romanian 3% Italian 3%
• Foreign-born: 11% · Canada, China
• Languages at home: 86% English-only · Spanish 5% French/Haitian/Cajun 3% Tagalog/Filipino 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: ▼ -64.99%
• Current HPI: 254.1505
• Rent YoY: —
• 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

+270.6% since first listed

14 events — show timeline

• 2026-06-16 Listed $359,000 MLSSAZ
• 2017-12-07 Pending — MLSSAZ
• 2017-12-07 Sold (Public Records) $225,000 Public Records
• 2017-12-07 Sold (MLS) $225,000 MLSSAZ
• 2017-10-31 Contingent — MLSSAZ
• 2017-10-08 Price Changed $232,000 MLSSAZ
• 2017-10-07 Relisted — MLSSAZ
• 2017-09-28 Contingent — MLSSAZ
• 2017-09-09 Price Changed $225,000 MLSSAZ
• 2017-07-07 Listed $228,400 MLSSAZ
• 2005-06-01 Sold (Public Records) $210,000 Public Records
• 2004-09-24 Sold (Public Records) $162,500 Public Records
• 1997-12-16 Sold (Public Records) $115,000 Public Records
• 1992-07-17 Sold (Public Records) $96,871 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,778 · +4.4% YoY. Source: county tax records.