1344 W Desert Hills Dr · Green Valley, AZ 85622

$185,000

1 bd · 1.0 ba · 587 sqft · Condo public records · 23 Days on market

Built 1985

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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 +9.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

Charming Townhome in Desert Casitas. Back looks out to the golf course and offers privacy for Morning Coffee or an evening glass of wine.. Freshly painted and new carpet in the LV RM. Great for winter visitors, good rental history. This is a must see for your clients looking for affordable living in a great community.

Key facts

• Built 1985
• Listed 23 days

Tags

• OVERSIZED COVERED PATIO

Property features AI

Exterior

• Home design: Built in 1985
• Construction: Living area approximately 578
• Exterior features: Located in the Desert Casitas subdivision

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (27.9% below list).
• Recommended offer: $133k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.5% in Green Valley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools C-, amenities F, commute 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.
• Market conditions: 112 active listings in the ZIP; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $304 appreciation (0.2% local appreciation)).
• Pima County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,348 (27.9% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.72% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 11.6

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: -4.8%
• Equity multiple: 0.77×
• Total profit: $-11,786
• Equity at exit: $55,245

10-year hold

• IRR: 1.0%
• Equity multiple: 1.11×
• Total profit: $5,464
• Equity at exit: $67,638

Cash invested: $51,800 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$77
• HOA est. from 1 same-building comp: −$44
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-122

Break-even live

Break-even rent $1,488

Max offer price $163,460

Occupancy floor —

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $185,000 Active 23 DOM
2. 2026-06-17
   days on market $185,000 Active 22 DOM
3. 2026-06-16
   days on market $185,000 Active 21 DOM
4. 2026-06-15
   days on market $185,000 Active 20 DOM
5. 2026-06-13
   days on market $185,000 Active 18 DOM
6. 2026-06-10
   days on market $185,000 Active 15 DOM
7. 2026-06-09
   days on market $185,000 Active 14 DOM
8. 2026-06-08
   days on market $185,000 Active 13 DOM
9. 2026-06-07
   days on market $185,000 Active 12 DOM
10. 2026-06-03
    days on market $185,000 Active 8 DOM
11. 2026-06-02
    days on market $185,000 Active 7 DOM
12. 2026-06-01
    days on market $185,000 Active 6 DOM
13. 2026-05-31
    days on market $185,000 Active 5 DOM
14. 2026-05-26
    listed $185,000 Active
15. 2024-08-01
    soldstatus $175,000 Closed 321-char remark

    Show marketing remark (321 chars)

    Charming Townhome in Desert Casitas. Back looks out to the golf course and offers privacy for Morning Coffee or an evening glass of wine.. Freshly painted and new carpet in the LV RM. Great for winter visitors, good rental history. This is a must see for your clients looking for affordable living in a great community.

16. 2024-08-01
    soldstatus $175,000

    Show marketing remark (321 chars)

    Charming Townhome in Desert Casitas. Back looks out to the golf course and offers privacy for Morning Coffee or an evening glass of wine.. Freshly painted and new carpet in the LV RM. Great for winter visitors, good rental history. This is a must see for your clients looking for affordable living in a great community.

17. 2024-07-26
    status Pending 321-char remark

    Show marketing remark (321 chars)

    Charming Townhome in Desert Casitas. Back looks out to the golf course and offers privacy for Morning Coffee or an evening glass of wine.. Freshly painted and new carpet in the LV RM. Great for winter visitors, good rental history. This is a must see for your clients looking for affordable living in a great community.

18. 2024-07-15
    historical Active Contingent 321-char remark

    Show marketing remark (321 chars)

    Charming Townhome in Desert Casitas. Back looks out to the golf course and offers privacy for Morning Coffee or an evening glass of wine.. Freshly painted and new carpet in the LV RM. Great for winter visitors, good rental history. This is a must see for your clients looking for affordable living in a great community.

19. 2024-06-19
    listed $185,000 Active 321-char remark

    Show marketing remark (321 chars)

    Charming Townhome in Desert Casitas. Back looks out to the golf course and offers privacy for Morning Coffee or an evening glass of wine.. Freshly painted and new carpet in the LV RM. Great for winter visitors, good rental history. This is a must see for your clients looking for affordable living in a great community.

20. 2021-05-12
    soldstatus $130,000 Closed 540-char remark

    Show marketing remark (540 chars)

    Beautiful Casita with golf course and mountain view. This townhome has 1 bedroom, 1 bathroom, laundry room, and backyard with covered patio and great views. Tile flooring throughout. Located in the desirable Desert Casitas subdivision close to I-19, shopping, restaurants, schools and much more! Part of Green Valley Recreation where there is always something to do. GV Rec membership provides 14 centers with pools, spas, exercise equipment, sport courts (tennis-pickleball-raquetball-basketball-shuffleboard), movies, lectures & more.

21. 2021-03-23
    historical Active Contingent 540-char remark

    Show marketing remark (540 chars)

    Beautiful Casita with golf course and mountain view. This townhome has 1 bedroom, 1 bathroom, laundry room, and backyard with covered patio and great views. Tile flooring throughout. Located in the desirable Desert Casitas subdivision close to I-19, shopping, restaurants, schools and much more! Part of Green Valley Recreation where there is always something to do. GV Rec membership provides 14 centers with pools, spas, exercise equipment, sport courts (tennis-pickleball-raquetball-basketball-shuffleboard), movies, lectures & more.

22. 2021-03-16
    listed $120,000 Active 540-char remark

    Show marketing remark (540 chars)

    Beautiful Casita with golf course and mountain view. This townhome has 1 bedroom, 1 bathroom, laundry room, and backyard with covered patio and great views. Tile flooring throughout. Located in the desirable Desert Casitas subdivision close to I-19, shopping, restaurants, schools and much more! Part of Green Valley Recreation where there is always something to do. GV Rec membership provides 14 centers with pools, spas, exercise equipment, sport courts (tennis-pickleball-raquetball-basketball-shuffleboard), movies, lectures & more.

23. 2001-05-01
    soldstatus $62,000
24. 1994-04-28
    soldstatus $66,000

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,221 · $102/mo
• Expected delta: +$211/yr (+$18/mo · 20.9%)

ⓘ 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 ≥104°F today · 18 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: $16,002
• − Mortgage interest: −$10,363
• − Property taxes: −$1,010
• − Insurance: −$925
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − HOA: −$528
• − Depreciation: −$5,382
• Taxable loss: −$4,766
• Est. tax savings @ 24.0%: +$1,144
• After-tax cash flow: $-319/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

+180.3% since first listed

11 events — show timeline

• 2026-05-26 Listed $185,000 FSBO.com
• 2024-08-01 Sold (Public Records) $175,000 Public Records
• 2024-08-01 Sold (MLS) $175,000 MLSSAZ
• 2024-07-26 Pending — MLSSAZ
• 2024-07-15 Contingent — MLSSAZ
• 2024-06-19 Listed $185,000 MLSSAZ
• 2021-05-12 Sold (MLS) $130,000 MLSSAZ
• 2021-03-23 Contingent — MLSSAZ
• 2021-03-16 Listed $120,000 MLSSAZ
• 2001-05-01 Sold (Public Records) $62,000 Public Records
• 1994-04-28 Sold (Public Records) $66,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,010 · +3.6% YoY. Source: county tax records.