260 N Calle Del Lago · Green Valley, AZ 85614

$180,000

2 bd · 2.0 ba · 965 sqft · Condo public records · 256 Days on market

Built 1979 $45/mo HOA · 3% 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 +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Rent growth +3.9/5.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is the retirement lifestyle you've been dreaming about! This thoughtfully designed desert home proves that the best things truly do come in perfectly proportioned packages—offering everything you need and nothing you don't. The split floor plan is ideally suited for this chapter of life. Your primary suite provides a private retreat on one side, while guest accommodations on the other ensure that when family or friends visit, everyone enjoys their own space to relax and recharge. No wasted hallways, no rooms sitting empty—just a home that flows beautifully and makes daily living feel effortless. But here's where this home truly shines: step into your backyard oasis and di

Key facts

• Guest accommodations
• Split floor plan
• Primary suite

Tags

• SPLIT FLOOR PLAN
• PRIMARY SUITE
• GUEST ACCOMMODATIONS
• BACKYARD OASIS
• OUTDOOR SPACE
• FIRE PIT

Property features AI

Finance

• Other: Zoned Green Valley - TR; Road maintenance by HOA
• HOA & community: Part of Casa Paloma II association; HOA fee: $45 annually

Exterior

• Parking: Attached garage; 1 covered/carport space
• Utilities: Water from water company; Sewer connected
• Home design: Townhouse; Single-story
• Construction: Frame with stucco and slump block construction; Built-up roof
• Exterior features: Covered patio/porch; Adjacent to alley; East/West exposure; Paved road; Community pool and spa; Shuffleboard and pickleball courts; Fitness center and recreation center; Sidewalks

Interior

• Kitchen: Disposal; Refrigerator; Electric oven; Microwave
• Bedrooms: One-level townhouse
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Disposal; Refrigerator; Electric oven; Microwave
• Laundry & utility: Washer and dryer in laundry closet; Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $9 ($113/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (20.1% below list).
• Recommended offer: $144k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Rents rising fast (+5.6%/yr); 416 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• It's been on market 256 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; list at $180k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,868 (20.1% below list)

Questions for the listing agent

1. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.51×
• Total profit: $-24,757
• Equity at exit: $26,839

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-4,276
• Equity at exit: $15,563

Cash invested: $50,400 (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 85614

• Rents YoY: 5.6%
• Active inventory: 416
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$944
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$75
• HOA: −$45
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $9

Break-even live

Break-even rent $1,427

Max offer price $180,000

Occupancy floor 94%

Sensitivity live

Price	-10% $111	-5% $60	+0% $9	+5% $-42	+10% $-92
Rent	-10% $-104	-5% $-47	+0% $9	+5% $66	+10% $123
Rate	-1.0pp $100	-0.5pp $55	base $9	+0.5pp $-37	+1.0pp $-85

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 N Calle Acuarela Unit 230 Green Valley, AZ	2.0	1.0	965	$1,400	$1.45	5d	1	0.03mi
359 N Calle del Chancero Green Valley, AZ	2.0	2.0	1061	$1,475	$1.39	18d	1	0.09mi
390 N Calle de las Profetas Green Valley, AZ	2.0	1.0	965	$1,250	$1.30	5d	1	0.14mi
61 N Las Yucas Green Valley, AZ	2.0	2.0	1104	$1,350	$1.22	4d	1	0.26mi
133 S Paseo Pena Green Valley, AZ	1.0	1.0	588	$1,095	$1.86	3d	1	0.46mi
262 S Paseo Cerro Unit B Green Valley, AZ	1.0	1.0	588	$1,200	$2.04	25d	1	0.51mi
262 S Paseo Cerro Green Valley, AZ	1.0	1.0	588	$1,200	$2.04	3d	1	0.51mi
303 S Paseo Lobo Green Valley, AZ	2.0	1.0	696	$1,000	$1.44	25d	1	0.55mi
132 S Paseo Sarta Green Valley, AZ	1.0	1.0	588	$2,000	$3.40	3d	1	0.56mi
321 S Paseo Madera Unit A Green Valley, AZ	2.0	1.0	696	$1,250	$1.80	25d	1	0.57mi
337 S Paseo Cerro Unit A Green Valley, AZ	2.0	1.0	784	$1,300	$1.66	25d	1	0.57mi
174 S Paseo Tierra Green Valley, AZ	1.0	1.0	588	$1,100	$1.87	3d	1	0.63mi
90 W Camino Manzana Green Valley, AZ	1.0	1.0	588	$2,000	$3.40	25d	1	0.68mi
466 S Paseo Madera Green Valley, AZ	2.0	1.0	696	$2,300	$3.30	19d	1	0.72mi
466 Paseo Madera Unit A Green Valley, AZ	2.0	1.0	696	$1,100	$1.58	19d	1	0.72mi
478 Paseo Madera Unit B Green Valley, AZ	1.0	1.0	588	$1,250	$2.13	25d	1	0.74mi
430 S Paseo Pena Green Valley, AZ	2.0	1.0	696	$1,025	$1.47	16d	1	0.74mi
348 S Paseo Tierra Green Valley, AZ	2.0	2.0	991	$1,065	$1.07	19d	1	0.84mi
1040 S Calle de la Temporada Green Valley, AZ	2.0	2.0	950	$1,800	$1.89	25d	1	1.28mi
1567 N Paseo La Tinaja Green Valley, AZ	2.0	2.0	1071	$1,250	$1.17	3d	1	1.43mi

HOA detail condo

• Monthly dues: $45 · $540/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $180,000 Active 256 DOM
2. 2026-06-18
   days on market $180,000 Active 253 DOM
3. 2026-06-17
   days on market $180,000 Active 252 DOM
4. 2026-06-16
   days on market $180,000 Active 251 DOM
5. 2026-06-15
   days on market $180,000 Active 250 DOM
6. 2026-06-13
   days on market $180,000 Active 248 DOM
7. 2026-06-10
   days on market $180,000 Active 245 DOM
8. 2026-06-09
   days on market $180,000 Active 244 DOM
9. 2026-06-08
   days on market $180,000 Active 243 DOM
10. 2026-06-07
    days on market $180,000 Active 242 DOM
11. 2026-06-03
    days on market $180,000 Active 238 DOM
12. 2026-06-02
    days on market $180,000 Active 237 DOM
13. 2026-06-01
    days on market $180,000 Active 236 DOM
14. 2026-05-31
    days on market $180,000 Active 235 DOM
15. 2026-04-06
    price $180,000
16. 2025-10-08
    listed $200,000 Active
17. 2005-10-06
    soldstatus $115,000
18. 1979-08-22
    soldstatus $44,500

ⓘ 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: $758 · $63/mo
• Projected year-2 tax: $1,188 · $99/mo
• Expected delta: +$430/yr (+$36/mo · 56.6%)

ⓘ 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 ≥106°F today · 19 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: $17,264
• − Mortgage interest: −$10,083
• − Property taxes: −$758
• − Insurance: −$900
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − HOA: −$540
• − Depreciation: −$5,236
• Taxable loss: −$3,016
• Est. tax savings @ 24.0%: +$724
• After-tax cash flow: $837/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
• County: Pima County · 1,012,107 people
• City population: 25,381
• Metro: Tucson, AZ
• Population (ZIP): 25,381
• Household income: $64,879
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 860.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Portuguese 4% Slovak 4% Italian 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 87% English-only · Spanish 9% French/Haitian/Cajun 1% German/W. Germanic 0%

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: ▼ -231.05%
• Current HPI: 250.5933
• Rent YoY: ▲ 5.60%
• 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

+304.5% since first listed

4 events — show timeline

• 2026-04-06 Price Changed $180,000 MLSSAZ
• 2025-10-08 Listed $200,000 MLSSAZ
• 2005-10-06 Sold (Public Records) $115,000 Public Records
• 1979-08-22 Sold (Public Records) $44,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $758 · +9.0% YoY. Source: county tax records.