816 W Calle Chico · Nogales, AZ 85621

$155,000

2 bd · 2.0 ba · 888 sqft · Townhouse public records · 22 Days on market

Built 1974 1,742 sqft lot Est $142k · 9% over

---

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 +11.0/30.0
• Appreciation +10.0/10.0
• ARV discount +3.4/15.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.4/10.0

Listing remarks MLS

Townhouse is situated in the Villa Hermosa subdivision. Home boosts two bedrooms and two full baths with saltillo tile throughout living areas. Including open kitchen and living room. *GUIDELINES FOR SUBMITTING OFFERS FOR FANNIE MAE-OWNED HOMES*[] [] > All offers on HomePath properties* must be made using the HomePath Online Offer system. If your client is ready for you to make an offer on their behalf, simply click the "Make an Offer" button on the property information and follow the instructions.[] [] > To quickly find this property in Homepath.com go to Advance Search and enter the REO ID# that has been provided in the Agent Only Remarks data field.[] [] > To make an online offer, review the training materials located in the Flexmls Dashboard Links under Property Listing Web Sites > HomePath Online Offers. > Fannie Mae won't accept any offers until a property has been listed for at least three (3) business days. > During Fannie Mae FirstLook period, only offers from owner occupants and public entities will be considered for the first fifteen (15) days a property have been listed. > To view how many days left within the FirstLook period, search for the property in HomePath.com *CREATING PURCHASE AGREEMENT AND PURCHASE ADDENDUM* > The Arizona (AZ) Purchase Agreement, Fannie Mae (FM) Purchase Addendum, copy of earnest check (account # blacked out), and Owner Occupant Certification, if applicable needs to be uploaded when submitting the online offer. > Effective 12/11/2012 - Section 10(f) has been added to capture the Purchaser's option of title and escrow closing services. Action: When entering the offer into the system, include offer comments as to which option the Purchaser selected. >Options are to: >Use Seller's escrow closing and title provider and title insurance company used by Seller's provider. If Purchaser selects this option, Seller agrees to pay for the owner's and lender's title insurance, limited to the amount that Seller would ordinarily pay to its provider for a basic owner's and lender's policy. Action: If the Purchaser selects this, do not include the cost of title insurance in any negotiated concessions. >Use another escrow closing and title provider. If Purchaser selects this option, Purchaser agrees to pay for all title insurance costs associated with the transaction regardless of local custom or practice. Action: If this option is selected, any seller concessions must exclude the payment of title insurance by seller. Example: Seller will contribute up to $____toward Purchaser closing costs, points, pre-paids. This amount excludes title insurance costs which will be paid by the Purchaser. >Note: Please specify the title company (ALL their contact info) your Buyer would like to utilize for the sales transaction OR use Seller's title company as shown in the MLS under "Submit Offer With/Seller's Title Company". > MUST HAVE THE BUYER INITIAL WHICH OPTION OF TITLE COMPANY THEY HAVE ELECTED TO USE IN THE FANNIE MAE ADDENDUM PAGE 6. > The AZ Purchase Agreement and FM Purchase Addendum MUST contain the Seller's name as: Fannie Mae > The offer MUST contain Buyer's legal/correct name. No amendments will be allowed. > Add following verbiage under Additional Terms & Conditions in the AZ Purchase Agreement: Pursuant to section 28 of real estate addendum, this contract is subject to all terms and conditions set forth in the real estate purchase addendum. > Add following verbiage under Section 38. Additional Terms & Conditions in FM Purchase Addendum: Not withstanding the language in section 8o of the state sales contract, nothing in this agreement shall constitute a release or waiver by Seller of any claim or right that it may have with respect to any third parties, including but not limited to the Brokers in this transaction. > Add following verbiage under Section 38. Additional Terms & Conditions in the FM Purchase Addendum in the event the Buyer is requesting closing cost to be paid by seller: Seller will contribute up to 0% ($0,000) towards buyer's closing costs, points, prepaid, HOA transfer fee, and home warranty. In the event that the buyers lender restricts the allowable Seller contributions toward Buyers closing costs, Seller's actual and total contribution shall be limited to the allowable amount. > MUST specify Karen S. Miller as the listing agent with contact information in the AZ Purchase Agreement and FM Purchase Addendum. > Do include the As-Is Addendum and HOA addendum if applicable. > DO NOT include the On-Site Waster-Water Addendum As part of your offer. Seller will not sign the AZ On-Site Waste-Water Addendum. However, will pay for the pumping and inspection report of the septic system. >All offers and counter offers will be done through Homepath.com. *** NOTE: If offer is accepted, the AZ Purchase Agreement and the FM purchase addendum will need to be revised to final negotiated terms and conditions.*** > On July 31, 2012, Fannie Mae introduced the option to Pre-Accept an offer in the Online Offers system. This option allows you, the Selling Agent, the opportunity to update your offer with the final negotiated offer terms and documents (if available) before you receive an acceptance. > When the Listing Agent has Pre-Accepted your offer, you will receive an email notification asking you to log in to the HomePath Online Offers system and update your offer with the final negotiated terms. *PLEASE SEND ACCEPTED OFFER AS A COMPLETE PACKAGE WITH THE REVISED DOCUMENTS IN THE FOLLOWING ORDER.* >Fannie Mae Real Estate Purchase Addendum >Fannie Mae Supplement to the Real Estate Purchase Addendum (if applicable. i.e. NSP deals). Please ensure you incorporated any addendums such as the NSP addendum to the agreement on par 38 of the purchase addendum. > AZ Real Estate Purchase Agreement (please ensure Pursuant to par. 28 language is included) > Fannie Mae First Look Owner Occupant Certification & Listing Agent Notification 2 pages (if applicable-Required on all Owner Occupied- transactions) > Fannie Mae Lead-Based Paint Addendum (if applicable) > Fannie Mae Environmental Disclosure (if applicable) > Buyer(s) Pre-Approval Letter (waived if cash) > Buyer(s) Copy of EMD check with Account and Routing blacked/deleted out > Buyer(s) Proof of funds with Account and Routing blacked/deleted out ***10 DAY INSPECTION PERIOD STARTS FROM THE ACKNOWLEDGMENT DATE POSTED ON THE EQUATOR WORKSHEET/SYSTEM. *** Feel free to call or email for any additional info.

Key facts

• Laundry closet
• Modern kitchen
• Enclosed patio

Tags

• MODERN KITCHEN
• LAUNDRY CLOSET
• ENCLOSED PATIO

Property features AI

Finance

• Other: Zoning: SCC - R-2
• HOA & community: Community has basketball court, lighting, paved streets, and a park

Exterior

• Parking: Attached garage; Carport (1 space); Covered parking (1 space)
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Water from a water company; Sewer connected; Electric service available
• Home design: Townhouse; One level
• Construction: Brick construction; Built-up roof; Built in (year not provided)
• Exterior features: Enclosed patio; Patio; Paved road access; Subdivided lot

Interior

• Kitchen: Refrigerator; Gas range
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Refrigerator; Gas range; Laundry closet with washer and dryer; Ceramic tile flooring; Smoke and carbon monoxide detectors
• Laundry & utility: Laundry closet with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $-64 ($-772/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (30.8% below list).
• Recommended offer: $107k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.4% in Nogales — 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 68/100 on livability (#59 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime D+, amenities D-, commute F.
• Nogales Unified District (4457) (town): math 12% / reading 23% proficiency, ranked #207 of 249 in AZ (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Francisco Vasquez De Coronado Elementary School (math 22% / reading 40%, grade F, #525 of 1,109 statewide, top 48%, 515 students, 63% FRL); Desert Shadows Middle School (math 14% / reading 25%, grade F, #134 of 218 statewide, top 63%, 760 students, 75% FRL); Nogales High School (math 13% / reading 19%, grade F, #258 of 381 statewide, top 68%, 1,796 students, 70% FRL).
• Market conditions: 73 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 340 units permitted in Santa Cruz County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Santa Cruz County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $64k; list at $155k implies a 142% gain — meaningful room to come down on a strong offer.

Recommended offer $107,195 (30.8% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $142,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 W Calle Chico	0.00mi	2/2.0	888 (0%)	0mo	$142,500	$160	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.85×
• Total profit: $80,238
• Equity at exit: $139,636

10-year hold

• IRR: 20.5%
• Equity multiple: 6.51×
• Total profit: $239,345
• Equity at exit: $301,131

Cash invested: $43,400 (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 85621

• Home prices YoY: 16.5%
• Active inventory: 73
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$34 /mo · $405/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $-64

Break-even live

Break-even rent $1,153

Max offer price $143,636

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-20	+0% $-64	+5% $-108	+10% $-152
Rent	-10% $-149	-5% $-107	+0% $-64	+5% $-22	+10% $20
Rate	-1.0pp $14	-0.5pp $-25	base $-64	+0.5pp $-104	+1.0pp $-145

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3276 N Calle Villa Hermosa Nogales, AZ	2.0	2.0	1024	$1,100	$1.07	21d	1	0.04mi
797 W Mesa Verde Dr Nogales, AZ	1.0	1.0	600	$800	$1.33	45d	1	0.76mi

Listing history 15 events

1. 2026-06-08
   status $155,000 Pending 22 DOM
2. 2026-06-07
   days on market $155,000 Active 22 DOM
3. 2026-06-07
   statusdays on market $155,000 Active 21 DOM
4. 2026-06-04
   days on market $155,000 Active Contingent 18 DOM
5. 2026-06-02
   days on market $155,000 Active Contingent 17 DOM
6. 2026-06-01
   days on market $155,000 Active Contingent 16 DOM
7. 2026-05-31
   days on market $155,000 Active Contingent 15 DOM
8. 2026-05-31
   statusdays on market $155,000 Active Contingent 14 DOM
9. 2026-05-20
   historical Active Contingent
10. 2026-05-15
    listed $155,000 Active
11. 2019-01-02
    soldstatus $64,000
12. 2014-06-16
    soldstatus $35,500 6770-char remark

    Show marketing remark (6770 chars)

    Townhouse is situated in the Villa Hermosa subdivision. Home boosts two bedrooms and two full baths with saltillo tile throughout living areas. Including open kitchen and living room. *GUIDELINES FOR SUBMITTING OFFERS FOR FANNIE MAE-OWNED HOMES*[] [] > All offers on HomePath properties* must be made using the HomePath Online Offer system. If your client is ready for you to make an offer on their behalf, simply click the "Make an Offer" button on the property information and follow the instructions.[] [] > To quickly find this property in Homepath.com go to Advance Search and enter the REO ID# that has been provided in the Agent Only Remarks data field.[] [] > To make an online offer, review the training materials located in the Flexmls Dashboard Links under Property Listing Web Sites > HomePath Online Offers. > Fannie Mae won't accept any offers until a property has been listed for at least three (3) business days. > During Fannie Mae FirstLook period, only offers from owner occupants and public entities will be considered for the first fifteen (15) days a property have been listed. > To view how many days left within the FirstLook period, search for the property in HomePath.com *CREATING PURCHASE AGREEMENT AND PURCHASE ADDENDUM* > The Arizona (AZ) Purchase Agreement, Fannie Mae (FM) Purchase Addendum, copy of earnest check (account # blacked out), and Owner Occupant Certification, if applicable needs to be uploaded when submitting the online offer. > Effective 12/11/2012 - Section 10(f) has been added to capture the Purchaser's option of title and escrow closing services. Action: When entering the offer into the system, include offer comments as to which option the Purchaser selected. >Options are to: >Use Seller's escrow closing and title provider and title insurance company used by Seller's provider. If Purchaser selects this option, Seller agrees to pay for the owner's and lender's title insurance, limited to the amount that Seller would ordinarily pay to its provider for a basic owner's and lender's policy. Action: If the Purchaser selects this, do not include the cost of title insurance in any negotiated concessions. >Use another escrow closing and title provider. If Purchaser selects this option, Purchaser agrees to pay for all title insurance costs associated with the transaction regardless of local custom or practice. Action: If this option is selected, any seller concessions must exclude the payment of title insurance by seller. Example: Seller will contribute up to $____toward Purchaser closing costs, points, pre-paids. This amount excludes title insurance costs which will be paid by the Purchaser. >Note: Please specify the title company (ALL their contact info) your Buyer would like to utilize for the sales transaction OR use Seller's title company as shown in the MLS under "Submit Offer With/Seller's Title Company". > MUST HAVE THE BUYER INITIAL WHICH OPTION OF TITLE COMPANY THEY HAVE ELECTED TO USE IN THE FANNIE MAE ADDENDUM PAGE 6. > The AZ Purchase Agreement and FM Purchase Addendum MUST contain the Seller's name as: Fannie Mae > The offer MUST contain Buyer's legal/correct name. No amendments will be allowed. > Add following verbiage under Additional Terms & Conditions in the AZ Purchase Agreement: Pursuant to section 28 of real estate addendum, this contract is subject to all terms and conditions set forth in the real estate purchase addendum. > Add following verbiage under Section 38. Additional Terms & Conditions in FM Purchase Addendum: Not withstanding the language in section 8o of the state sales contract, nothing in this agreement shall constitute a release or waiver by Seller of any claim or right that it may have with respect to any third parties, including but not limited to the Brokers in this transaction. > Add following verbiage under Section 38. Additional Terms & Conditions in the FM Purchase Addendum in the event the Buyer is requesting closing cost to be paid by seller: Seller will contribute up to 0% ($0,000) towards buyer's closing costs, points, prepaid, HOA transfer fee, and home warranty. In the event that the buyers lender restricts the allowable Seller contributions toward Buyers closing costs, Seller's actual and total contribution shall be limited to the allowable amount. > MUST specify Karen S. Miller as the listing agent with contact information in the AZ Purchase Agreement and FM Purchase Addendum. > Do include the As-Is Addendum and HOA addendum if applicable. > DO NOT include the On-Site Waster-Water Addendum As part of your offer. Seller will not sign the AZ On-Site Waste-Water Addendum. However, will pay for the pumping and inspection report of the septic system. >All offers and counter offers will be done through Homepath.com. *** NOTE: If offer is accepted, the AZ Purchase Agreement and the FM purchase addendum will need to be revised to final negotiated terms and conditions.*** > On July 31, 2012, Fannie Mae introduced the option to Pre-Accept an offer in the Online Offers system. This option allows you, the Selling Agent, the opportunity to update your offer with the final negotiated offer terms and documents (if available) before you receive an acceptance. > When the Listing Agent has Pre-Accepted your offer, you will receive an email notification asking you to log in to the HomePath Online Offers system and update your offer with the final negotiated terms. *PLEASE SEND ACCEPTED OFFER AS A COMPLETE PACKAGE WITH THE REVISED DOCUMENTS IN THE FOLLOWING ORDER.* >Fannie Mae Real Estate Purchase Addendum >Fannie Mae Supplement to the Real Estate Purchase Addendum (if applicable. i.e. NSP deals). Please ensure you incorporated any addendums such as the NSP addendum to the agreement on par 38 of the purchase addendum. > AZ Real Estate Purchase Agreement (please ensure Pursuant to par. 28 language is included) > Fannie Mae First Look Owner Occupant Certification & Listing Agent Notification 2 pages (if applicable-Required on all Owner Occupied- transactions) > Fannie Mae Lead-Based Paint Addendum (if applicable) > Fannie Mae Environmental Disclosure (if applicable) > Buyer(s) Pre-Approval Letter (waived if cash) > Buyer(s) Copy of EMD check with Account and Routing blacked/deleted out > Buyer(s) Proof of funds with Account and Routing blacked/deleted out ***10 DAY INSPECTION PERIOD STARTS FROM THE ACKNOWLEDGMENT DATE POSTED ON THE EQUATOR WORKSHEET/SYSTEM. *** Feel free to call or email for any additional info.

13. 2014-03-03
    listed $41,200 6770-char remark

    Show marketing remark (6770 chars)

    Townhouse is situated in the Villa Hermosa subdivision. Home boosts two bedrooms and two full baths with saltillo tile throughout living areas. Including open kitchen and living room. *GUIDELINES FOR SUBMITTING OFFERS FOR FANNIE MAE-OWNED HOMES*[] [] > All offers on HomePath properties* must be made using the HomePath Online Offer system. If your client is ready for you to make an offer on their behalf, simply click the "Make an Offer" button on the property information and follow the instructions.[] [] > To quickly find this property in Homepath.com go to Advance Search and enter the REO ID# that has been provided in the Agent Only Remarks data field.[] [] > To make an online offer, review the training materials located in the Flexmls Dashboard Links under Property Listing Web Sites > HomePath Online Offers. > Fannie Mae won't accept any offers until a property has been listed for at least three (3) business days. > During Fannie Mae FirstLook period, only offers from owner occupants and public entities will be considered for the first fifteen (15) days a property have been listed. > To view how many days left within the FirstLook period, search for the property in HomePath.com *CREATING PURCHASE AGREEMENT AND PURCHASE ADDENDUM* > The Arizona (AZ) Purchase Agreement, Fannie Mae (FM) Purchase Addendum, copy of earnest check (account # blacked out), and Owner Occupant Certification, if applicable needs to be uploaded when submitting the online offer. > Effective 12/11/2012 - Section 10(f) has been added to capture the Purchaser's option of title and escrow closing services. Action: When entering the offer into the system, include offer comments as to which option the Purchaser selected. >Options are to: >Use Seller's escrow closing and title provider and title insurance company used by Seller's provider. If Purchaser selects this option, Seller agrees to pay for the owner's and lender's title insurance, limited to the amount that Seller would ordinarily pay to its provider for a basic owner's and lender's policy. Action: If the Purchaser selects this, do not include the cost of title insurance in any negotiated concessions. >Use another escrow closing and title provider. If Purchaser selects this option, Purchaser agrees to pay for all title insurance costs associated with the transaction regardless of local custom or practice. Action: If this option is selected, any seller concessions must exclude the payment of title insurance by seller. Example: Seller will contribute up to $____toward Purchaser closing costs, points, pre-paids. This amount excludes title insurance costs which will be paid by the Purchaser. >Note: Please specify the title company (ALL their contact info) your Buyer would like to utilize for the sales transaction OR use Seller's title company as shown in the MLS under "Submit Offer With/Seller's Title Company". > MUST HAVE THE BUYER INITIAL WHICH OPTION OF TITLE COMPANY THEY HAVE ELECTED TO USE IN THE FANNIE MAE ADDENDUM PAGE 6. > The AZ Purchase Agreement and FM Purchase Addendum MUST contain the Seller's name as: Fannie Mae > The offer MUST contain Buyer's legal/correct name. No amendments will be allowed. > Add following verbiage under Additional Terms & Conditions in the AZ Purchase Agreement: Pursuant to section 28 of real estate addendum, this contract is subject to all terms and conditions set forth in the real estate purchase addendum. > Add following verbiage under Section 38. Additional Terms & Conditions in FM Purchase Addendum: Not withstanding the language in section 8o of the state sales contract, nothing in this agreement shall constitute a release or waiver by Seller of any claim or right that it may have with respect to any third parties, including but not limited to the Brokers in this transaction. > Add following verbiage under Section 38. Additional Terms & Conditions in the FM Purchase Addendum in the event the Buyer is requesting closing cost to be paid by seller: Seller will contribute up to 0% ($0,000) towards buyer's closing costs, points, prepaid, HOA transfer fee, and home warranty. In the event that the buyers lender restricts the allowable Seller contributions toward Buyers closing costs, Seller's actual and total contribution shall be limited to the allowable amount. > MUST specify Karen S. Miller as the listing agent with contact information in the AZ Purchase Agreement and FM Purchase Addendum. > Do include the As-Is Addendum and HOA addendum if applicable. > DO NOT include the On-Site Waster-Water Addendum As part of your offer. Seller will not sign the AZ On-Site Waste-Water Addendum. However, will pay for the pumping and inspection report of the septic system. >All offers and counter offers will be done through Homepath.com. *** NOTE: If offer is accepted, the AZ Purchase Agreement and the FM purchase addendum will need to be revised to final negotiated terms and conditions.*** > On July 31, 2012, Fannie Mae introduced the option to Pre-Accept an offer in the Online Offers system. This option allows you, the Selling Agent, the opportunity to update your offer with the final negotiated offer terms and documents (if available) before you receive an acceptance. > When the Listing Agent has Pre-Accepted your offer, you will receive an email notification asking you to log in to the HomePath Online Offers system and update your offer with the final negotiated terms. *PLEASE SEND ACCEPTED OFFER AS A COMPLETE PACKAGE WITH THE REVISED DOCUMENTS IN THE FOLLOWING ORDER.* >Fannie Mae Real Estate Purchase Addendum >Fannie Mae Supplement to the Real Estate Purchase Addendum (if applicable. i.e. NSP deals). Please ensure you incorporated any addendums such as the NSP addendum to the agreement on par 38 of the purchase addendum. > AZ Real Estate Purchase Agreement (please ensure Pursuant to par. 28 language is included) > Fannie Mae First Look Owner Occupant Certification & Listing Agent Notification 2 pages (if applicable-Required on all Owner Occupied- transactions) > Fannie Mae Lead-Based Paint Addendum (if applicable) > Fannie Mae Environmental Disclosure (if applicable) > Buyer(s) Pre-Approval Letter (waived if cash) > Buyer(s) Copy of EMD check with Account and Routing blacked/deleted out > Buyer(s) Proof of funds with Account and Routing blacked/deleted out ***10 DAY INSPECTION PERIOD STARTS FROM THE ACKNOWLEDGMENT DATE POSTED ON THE EQUATOR WORKSHEET/SYSTEM. *** Feel free to call or email for any additional info.

14. 2003-11-26
    soldstatus $64,000
15. 1994-08-05
    soldstatus $40,000

ⓘ 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: $405 · $34/mo
• Projected year-2 tax: $1,023 · $85/mo
• Expected delta: +$618/yr (+$51/mo · 152.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,863
• − Mortgage interest: −$8,682
• − Property taxes: −$405
• − Insurance: −$775
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$4,509
• Taxable loss: −$3,566
• Est. tax savings @ 24.0%: +$856
• After-tax cash flow: $84/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: Nogales Unified District (4457)
• NCES district ID: 0405530
• Math proficiency: 12% ▼ -28.00%
• Reading proficiency: 23% ▼ -15.00%
• Median HH income: $28,293
• Composite: 13.72/100
• National rank: #9494
• State rank: #207 of 249 in AZ

Livability — Nogales

• Score: 68/100
• State rank: #59
• US rank: #10055

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nogales, AZ
• Population (ZIP): 21,512

Population outlook (Santa Cruz County) Hauer SSP2

• Today (2025): 43,796 people
• By 2030: 42,097 · -3.9%
• By 2040: 38,235 · -12.7%
• By 2050: 34,224 · -21.9%
• By 2075: 26,014 · -40.6%
• By 2100: 18,165 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 51% White 5%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 44% · Canada
• Languages at home: 9% English-only · Spanish 91%

Political lean MEDSL · Santa Cruz

• 2024 margin: D (+18.6) · D 58.9% · R 40.3%
• 2008→2024 swing: -12.7pp toward R · 2008: 31.3pp · 2024: 18.6pp
• All cycles: 2024: D+18.6 2020: D+35.5 2016: D+47.1 2012: D+37.8 2008: D+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 54.62%
• Current HPI: 385.6724
• 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

+287.5% since first listed

7 events — show timeline

• 2026-05-20 Contingent — MLSSAZ
• 2026-05-15 Listed $155,000 MLSSAZ
• 2019-01-02 Sold (Public Records) $64,000 Public Records
• 2014-06-16 Sold (MLS) $35,500 MLSSAZ
• 2014-03-03 Listed $41,200 MLSSAZ
• 2003-11-26 Sold (Public Records) $64,000 Public Records
• 1994-08-05 Sold (Public Records) $40,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $405 · +5.8% YoY. Source: county tax records.