1202 Calle Remedios · Rio Rico, AZ 85648

$230,000

3 bd · 3.0 ba · 1,381 sqft · SingleFamily public records · 9 Days on market

Built 2004 0.48 ac lot $167/sqft · 16% below area Est $273k · 16% under

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Why this score? — see what drove the C- 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).

• ARV discount +14.6/15.0
• Cash flow +12.7/30.0
• Appreciation +10.0/10.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Take a look at this charming property nestled in a vast area with a 2 car garage and endless potential. Interior boasts a bright living room w/wood-burning fireplace, warm tones palette, tile flooring, and ceiling fan. The eat-in kitchen is equipped with ample oak cabinets, matching appliances, pantry, and backyard access. Main bedroom has vaulted ceilings, abundant natural light, soft carpet, and private bathroom w/double sinks. Sizable bedrooms are well-lit and have closets. At the back, you will find a cozy covered patio with amazing mountain views. Get creative in this expansive piece of land and make it yours!

Key facts

• Vaulted ceilings
• Half an acre
• Unforgettable views

Tags

• HALF AN ACRE
• WOOD BURNING FIREPLACE
• VAULTED CEILINGS
• UNFORGETTABLE VIEWS

Property features AI

Exterior

• Parking: 2-car garage; 2 covered parking spaces
• Utilities: Public water; Septic tank sewer; Phone connected
• Home design: Single family residence; One story; Faces south
• Construction: Brick and siding construction; Shingle roof
• Exterior features: Covered patio/porch; Paved road access; Subdivided lot

Interior

• Kitchen: Dishwasher; Electric range; Exhaust fan
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Walk-in closets; Wood-burning fireplace in the living room (1 fireplace)
• Laundry & utility: Laundry area in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-27 ($-328/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (25.3% below list).
• Recommended offer: $172k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.1% in Rio Rico — 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 63/100 on livability (#115 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, crime F.
• Santa Cruz Valley Unified District (4458) (town): math 12% / reading 26% proficiency, ranked #184 of 249 in AZ (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mountain View School (math 8% / reading 17%, grade F, #944 of 1,109 statewide, top 87%, 387 students, 83% FRL); Coatimundi Middle School (math 16% / reading 32%, grade F, #109 of 218 statewide, top 51%, 473 students, 69% FRL); Rio Rico High School (math 13% / reading 21%, grade F, #252 of 381 statewide, top 67%, 1,414 students, 72% FRL).
• Market conditions: 410 active listings in the ZIP; 340 units permitted in Santa Cruz County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k 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 $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,774 (25.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 11.2

CMA / ARV

• ARV (median comp): $272,971
• List price: $230,000
• Delta: -15.74%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Circulo Penjamo	0.21mi	3/2.0	1,327 (-4%)	12mo	$225,000	$170	69
1153 Escorpion Ct	0.73mi	3/2.0	1,350 (-2%)	11mo	$235,000	$174	49

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: 23.9%
• Equity multiple: 2.92×
• Total profit: $123,425
• Equity at exit: $207,202

10-year hold

• IRR: 21.2%
• Equity multiple: 6.66×
• Total profit: $364,634
• Equity at exit: $446,839

Cash invested: $64,400 (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 85648

• Home prices YoY: 21.0%
• Active inventory: 410
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,718 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-27

Break-even live

Break-even rent $1,752

Max offer price $225,177

Occupancy floor 97%

Sensitivity live

Price	-10% $103	-5% $38	+0% $-27	+5% $-92	+10% $-158
Rent	-10% $-163	-5% $-95	+0% $-27	+5% $41	+10% $108
Rate	-1.0pp $89	-0.5pp $31	base $-27	+0.5pp $-87	+1.0pp $-148

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $230,000 Active 9 DOM
2. 2026-06-17
   days on market $230,000 Active 8 DOM
3. 2026-06-16
   days on market $230,000 Active 7 DOM
4. 2026-06-15
   days on market $230,000 Active 6 DOM
5. 2026-06-13
   days on market $230,000 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   days on marketlisting id $230,000 Active 1 DOM
8. 2026-05-31
   days on market $230,000 Active 190 DOM
9. 2026-05-01
   price $230,000 2476-char remark
10. 2026-04-29
    price $220,000 2476-char remark
11. 2026-02-07
    status Active 2476-char remark
12. 2026-02-07
    price $239,900 2476-char remark
13. 2026-01-31
    historical Active Contingent 2476-char remark
14. 2025-11-22
    listed $235,000 Active 2476-char remark
15. 2021-08-23
    soldstatus $212,000 Closed 622-char remark

    Show marketing remark (622 chars)

    Take a look at this charming property nestled in a vast area with a 2 car garage and endless potential. Interior boasts a bright living room w/wood-burning fireplace, warm tones palette, tile flooring, and ceiling fan. The eat-in kitchen is equipped with ample oak cabinets, matching appliances, pantry, and backyard access. Main bedroom has vaulted ceilings, abundant natural light, soft carpet, and private bathroom w/double sinks. Sizable bedrooms are well-lit and have closets. At the back, you will find a cozy covered patio with amazing mountain views. Get creative in this expansive piece of land and make it yours!

16. 2021-08-23
    soldstatus $212,000

    Show marketing remark (622 chars)

    Take a look at this charming property nestled in a vast area with a 2 car garage and endless potential. Interior boasts a bright living room w/wood-burning fireplace, warm tones palette, tile flooring, and ceiling fan. The eat-in kitchen is equipped with ample oak cabinets, matching appliances, pantry, and backyard access. Main bedroom has vaulted ceilings, abundant natural light, soft carpet, and private bathroom w/double sinks. Sizable bedrooms are well-lit and have closets. At the back, you will find a cozy covered patio with amazing mountain views. Get creative in this expansive piece of land and make it yours!

17. 2021-06-29
    historical Active Contingent 622-char remark

    Show marketing remark (622 chars)

    Take a look at this charming property nestled in a vast area with a 2 car garage and endless potential. Interior boasts a bright living room w/wood-burning fireplace, warm tones palette, tile flooring, and ceiling fan. The eat-in kitchen is equipped with ample oak cabinets, matching appliances, pantry, and backyard access. Main bedroom has vaulted ceilings, abundant natural light, soft carpet, and private bathroom w/double sinks. Sizable bedrooms are well-lit and have closets. At the back, you will find a cozy covered patio with amazing mountain views. Get creative in this expansive piece of land and make it yours!

18. 2021-06-24
    listed $205,000 Active 622-char remark

    Show marketing remark (622 chars)

    Take a look at this charming property nestled in a vast area with a 2 car garage and endless potential. Interior boasts a bright living room w/wood-burning fireplace, warm tones palette, tile flooring, and ceiling fan. The eat-in kitchen is equipped with ample oak cabinets, matching appliances, pantry, and backyard access. Main bedroom has vaulted ceilings, abundant natural light, soft carpet, and private bathroom w/double sinks. Sizable bedrooms are well-lit and have closets. At the back, you will find a cozy covered patio with amazing mountain views. Get creative in this expansive piece of land and make it yours!

19. 2012-03-30
    soldstatus $47,500
20. 2011-11-02
    listed $49,900

ⓘ 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: $988 · $82/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$530/yr (+$44/mo · 53.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 8 d/yr ≥100°F today · 22 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: $20,613
• − Mortgage interest: −$12,884
• − Property taxes: −$988
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$6,691
• Taxable loss: −$4,398
• Est. tax savings @ 24.0%: +$1,055
• After-tax cash flow: $728/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: Santa Cruz Valley Unified District (4458)
• NCES district ID: 0407520
• Math proficiency: 12% ▼ -19.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $48,019
• Composite: 16.84/100
• National rank: #9147
• State rank: #184 of 249 in AZ

Livability — Rio Rico

• Score: 63/100
• State rank: #115
• US rank: #15321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rio Rico, AZ
• County: Santa Cruz County · 22,118 people
• City population: 22,118
• Metro: Nogales, AZ
• Population (ZIP): 22,118
• Household income: $61,519
• Rent vs Own: 14.9% rent · 85.1% own
• Severe rent burden: 407.0

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 (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 48% White 12%
• Hispanic origin (detail): Mexican 83%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 30% · Canada
• Languages at home: 21% English-only · Spanish 79%

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: ▲ 72.18%
• Current HPI: 415.2167
• Rent YoY: —
• Metro: Nogales, 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

+360.9% since first listed

14 events — show timeline

• 2026-06-08 Listed $230,000 MLSSAZ
• 2026-06-01 Listing Removed — MLSSAZ
• 2026-05-01 Price Changed $230,000 MLSSAZ
• 2026-04-29 Price Changed $220,000 MLSSAZ
• 2026-02-07 Relisted — MLSSAZ
• 2026-02-07 Price Changed $239,900 MLSSAZ
• 2026-01-31 Contingent — MLSSAZ
• 2025-11-22 Listed $235,000 MLSSAZ
• 2021-08-23 Sold (Public Records) $212,000 Public Records
• 2021-08-23 Sold (MLS) $212,000 MLSSAZ
• 2021-06-29 Contingent — MLSSAZ
• 2021-06-24 Listed $205,000 MLSSAZ
• 2012-03-30 Sold (MLS) $47,500 MLSSAZ
• 2011-11-02 Listed $49,900 MLSSAZ

Property tax history

+3.4%/yr

Latest (2025): $988 · +6.5% YoY. Source: county tax records.