1770 W Camino Estelar · Green Valley, AZ 85622

$169,999

2 bd · 2.0 ba · 1,221 sqft · Condo public records · 90 Days on market

Built 1995 $62/mo HOA · 3% of rent

---

Why this score? — see what drove the B- 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +5.1/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A great opportunity to home an investment property or have your own winter retreat. An end unit town home in Cortina Villas that has a second bedroom with private entrance so you gain income as well. An open concept with high ceiling and large windows and sliding patio door add a tremendous amount of natural light. The private back patio has wonderful views of natural desert and the San Ignacio Golf Course far below in the distance. It is also conveniently located near restaurants, golfing and Green Valley Recreation Centers. Completely furnished so it is ready as soon as you get the keys! Come enjoy the lifestyle that Southern Arizona has to offer!

Key facts

• $62 HOA
• Garage
• Built 1995

Property features AI

Finance

• Other: Lot subdivided and borders common area; Lot dimensions approximately 28 x 60
• HOA & community: Homeowners association with $62 monthly fee; Road maintenance handled by HOA

Exterior

• Parking: Attached garage; 1 covered/carport space
• Utilities: Water provided by local water company; Sewer connected
• Home design: Townhouse; One level; Faces south
• Construction: Frame with stucco exterior; Wood frame construction; Built-up roof
• Exterior features: Covered patio; View fencing; Paved street

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Walk-in closet(s)
• Laundry & utility: Laundry closet with stacked washer/dryer space

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.5% in Green 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 61/100 on livability (#165 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Continental Elementary District (4416) (rural): math 35% / reading 42% proficiency, ranked #72 of 249 in AZ (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Continental Elementary School (math 35% / reading 42%, grade F, #418 of 1,109 statewide, top 38%, 639 students, 31% FRL).
• Market conditions: 112 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $280 appreciation (0.2% local appreciation)).
• Pima County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,799 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.21% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.15%
• DSCR: 1.54
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.57×
• Total profit: $27,059
• Equity at exit: $50,765

10-year hold

• IRR: 16.3%
• Equity multiple: 2.83×
• Total profit: $86,953
• Equity at exit: $62,153

Cash invested: $47,600 (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 85622

• Home prices YoY: 0.1%
• Active inventory: 112
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,062 high
• Mortgage (P&I): −$891
• Tax from tax record: −$123 /mo · $1,475/yr
• Insurance: −$71
• HOA: −$62
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $482

Break-even live

Break-even rent $1,452

Max offer price $169,999

Occupancy floor 72%

Sensitivity live

Price	-10% $578	-5% $530	+0% $482	+5% $434	+10% $386
Rent	-10% $319	-5% $401	+0% $482	+5% $563	+10% $645
Rate	-1.0pp $568	-0.5pp $525	base $482	+0.5pp $438	+1.0pp $393

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1230 W Camino del Pato Green Valley, AZ	2.0	2.0	1060	$3,200	$3.02	17d	1	0.53mi
1400 Placita Apache Unit X Green Valley, AZ	2.0	2.0	987	$1,500	$1.52	24d	1	0.70mi
3689 S Avenida de Encino Green Valley, AZ	2.0	2.0	1287	$1,650	$1.28	3d	1	0.88mi
1924 W Demetrie Loop Unit 31 Green Valley, AZ	2.0	2.0	1356	$1,800	$1.33	24d	1	0.98mi
1430 W Camino Lucientes Green Valley, AZ	2.0	2.0	1026	$1,500	$1.46	24d	1	1.04mi
2807 S Calle Trafalgar Unit NA Green Valley, AZ	2.0	2.0	966	$1,650	$1.71	24d	1	1.10mi
1098 W Camino Sagasta Green Valley, AZ	2.0	2.0	1117	$2,600	$2.33	24d	1	1.27mi
2780 S Camino Iturbide Green Valley, AZ	2.0	2.0	1432	$1,800	$1.26	2d	1	1.27mi

HOA detail condo

• Monthly dues: $62 · $744/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $169,999 Active 90 DOM
2. 2026-06-18
   price $169,999 Active 89 DOM
3. 2026-06-17
   days on market $179,999 Active 89 DOM
4. 2026-06-16
   days on market $179,999 Active 88 DOM
5. 2026-06-15
   days on market $179,999 Active 87 DOM
6. 2026-06-13
   days on market $179,999 Active 85 DOM
7. 2026-06-10
   days on market $179,999 Active 82 DOM
8. 2026-06-09
   days on market $179,999 Active 81 DOM
9. 2026-06-08
   days on market $179,999 Active 80 DOM
10. 2026-06-07
    days on market $179,999 Active 79 DOM
11. 2026-06-03
    days on market $179,999 Active 75 DOM
12. 2026-06-02
    days on market $179,999 Active 74 DOM
13. 2026-06-01
    days on market $179,999 Active 73 DOM
14. 2026-05-31
    days on market $179,999 Active 72 DOM
15. 2026-05-13
    price $179,999
16. 2026-04-14
    price $189,999
17. 2026-03-20
    listed $195,000 Active
18. 2020-06-30
    soldstatus $163,000 Closed 663-char remark

    Show marketing remark (663 chars)

    A great opportunity to home an investment property or have your own winter retreat. An end unit town home in Cortina Villas that has a second bedroom with private entrance so you gain income as well. An open concept with high ceiling and large windows and sliding patio door add a tremendous amount of natural light. The private back patio has wonderful views of natural desert and the San Ignacio Golf Course far below in the distance. It is also conveniently located near restaurants, golfing and Green Valley Recreation Centers. Completely furnished so it is ready as soon as you get the keys! Come enjoy the lifestyle that Southern Arizona has to offer!

19. 2020-06-30
    soldstatus $163,000

    Show marketing remark (663 chars)

    A great opportunity to home an investment property or have your own winter retreat. An end unit town home in Cortina Villas that has a second bedroom with private entrance so you gain income as well. An open concept with high ceiling and large windows and sliding patio door add a tremendous amount of natural light. The private back patio has wonderful views of natural desert and the San Ignacio Golf Course far below in the distance. It is also conveniently located near restaurants, golfing and Green Valley Recreation Centers. Completely furnished so it is ready as soon as you get the keys! Come enjoy the lifestyle that Southern Arizona has to offer!

20. 2020-06-04
    historical Active Contingent 663-char remark

    Show marketing remark (663 chars)

    A great opportunity to home an investment property or have your own winter retreat. An end unit town home in Cortina Villas that has a second bedroom with private entrance so you gain income as well. An open concept with high ceiling and large windows and sliding patio door add a tremendous amount of natural light. The private back patio has wonderful views of natural desert and the San Ignacio Golf Course far below in the distance. It is also conveniently located near restaurants, golfing and Green Valley Recreation Centers. Completely furnished so it is ready as soon as you get the keys! Come enjoy the lifestyle that Southern Arizona has to offer!

21. 2020-05-21
    status Active 663-char remark

    Show marketing remark (663 chars)

    A great opportunity to home an investment property or have your own winter retreat. An end unit town home in Cortina Villas that has a second bedroom with private entrance so you gain income as well. An open concept with high ceiling and large windows and sliding patio door add a tremendous amount of natural light. The private back patio has wonderful views of natural desert and the San Ignacio Golf Course far below in the distance. It is also conveniently located near restaurants, golfing and Green Valley Recreation Centers. Completely furnished so it is ready as soon as you get the keys! Come enjoy the lifestyle that Southern Arizona has to offer!

22. 2020-05-14
    historical Active Contingent 663-char remark

    Show marketing remark (663 chars)

    A great opportunity to home an investment property or have your own winter retreat. An end unit town home in Cortina Villas that has a second bedroom with private entrance so you gain income as well. An open concept with high ceiling and large windows and sliding patio door add a tremendous amount of natural light. The private back patio has wonderful views of natural desert and the San Ignacio Golf Course far below in the distance. It is also conveniently located near restaurants, golfing and Green Valley Recreation Centers. Completely furnished so it is ready as soon as you get the keys! Come enjoy the lifestyle that Southern Arizona has to offer!

23. 2020-04-20
    listed $163,000 Active 663-char remark

    Show marketing remark (663 chars)

    A great opportunity to home an investment property or have your own winter retreat. An end unit town home in Cortina Villas that has a second bedroom with private entrance so you gain income as well. An open concept with high ceiling and large windows and sliding patio door add a tremendous amount of natural light. The private back patio has wonderful views of natural desert and the San Ignacio Golf Course far below in the distance. It is also conveniently located near restaurants, golfing and Green Valley Recreation Centers. Completely furnished so it is ready as soon as you get the keys! Come enjoy the lifestyle that Southern Arizona has to offer!

24. 2005-12-15
    soldstatus $169,000
25. 2005-05-27
    soldstatus $145,000
26. 2004-08-31
    soldstatus $125,000
27. 2002-03-15
    historical
28. 2001-03-15
    listed $115,000
29. 1995-07-31
    soldstatus $120,000

ⓘ 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: $1,475 · $123/mo
• Projected year-2 tax: $1,475 · $123/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 7 d/yr ≥105°F today · 17 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: $24,748
• − Mortgage interest: −$9,523
• − Property taxes: −$1,475
• − Insurance: −$850
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − HOA: −$744
• − Depreciation: −$4,945
• Taxable income: $3,251
• Est. tax owed @ 24.0%: −$780
• After-tax cash flow: $5,004/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: Continental Elementary District (4416)
• NCES district ID: 0402250
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $48,475
• Composite: 33.08/100
• National rank: #5565
• State rank: #72 of 249 in AZ

Livability — Green Valley

• Score: 61/100
• State rank: #165
• US rank: #18276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Green Valley, AZ
• City population: 25,381
• Population (ZIP): 6,345

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Romanian 5% Portuguese 4%
• Foreign-born: 10% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1% French/Haitian/Cajun 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: ▲ 0.16%
• Current HPI: 225.8384
• Rent YoY: —
• Metro: —
• 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

+50.0% since first listed

15 events — show timeline

• 2026-05-13 Price Changed $179,999 MLSSAZ
• 2026-04-14 Price Changed $189,999 MLSSAZ
• 2026-03-20 Listed $195,000 MLSSAZ
• 2020-06-30 Sold (Public Records) $163,000 Public Records
• 2020-06-30 Sold (MLS) $163,000 MLSSAZ
• 2020-06-04 Contingent — MLSSAZ
• 2020-05-21 Relisted — MLSSAZ
• 2020-05-14 Contingent — MLSSAZ
• 2020-04-20 Listed $163,000 MLSSAZ
• 2005-12-15 Sold (Public Records) $169,000 Public Records
• 2005-05-27 Sold (Public Records) $145,000 Public Records
• 2004-08-31 Sold (Public Records) $125,000 Public Records
• 2002-03-15 Listing Removed — MLSSAZ
• 2001-03-15 Listed $115,000 MLSSAZ
• 1995-07-31 Sold (Public Records) $120,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,475 · +3.6% YoY. Source: county tax records.