660 W Desert Blossom Dr · Sahuarita, AZ 85614

$225,000

4 bd · 2.0 ba · 1,844 sqft · SingleFamily public records · 153 Days on market

Built 2005 4,617 sqft lot $122/sqft · 27% below area Est $308k · 27% under $37/mo HOA · 2% of rent

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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 +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Rent growth +3.9/5.0
• 1% rule +3.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL!!!!! 4 BEDS 2 BATH GREAT OPEN FLOOR PLAN LOFT COME SEE IT BEFORE ITS GONE !

Key facts

• 4,617 sq ft lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $35 ($425/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 $195k (13.4% below list).
• Recommended offer: $195k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% in Sahuarita — 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 69/100 on livability (#43 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Sahuarita Unified District (4411) (town): math 32% / reading 46% proficiency, ranked #63 of 249 in AZ (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.6%/yr); 411 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 36% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 153 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $190k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $194,740 (13.4% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 13% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.87% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

• ARV (median comp): $307,709
• List price: $225,000
• Delta: -26.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
694 W Amber Sun Dr	0.11mi	4/2.0	1,844 (0%)	1mo	$308,000	$167	94
669 W Cholla Crest Dr	0.15mi	4/2.0	1,844 (0%)	1mo	$345,000	$187	93
341 W Amber Hawk Ct	0.26mi	4/2.5	1,844 (0%)	4mo	$267,000	$145	83
17973 S Whispering Gln	0.60mi	3/2.0 (-1)	1,766 (-4%)	3mo	$318,000	$180	58
17911 S Whispering Glen Path	0.66mi	3/2.0 (-1)	1,959 (+6%)	4mo	$362,000	$185	51
18574 S Camino De Las Quintas	0.74mi	4/2.5	2,010 (+9%)	3mo	$282,500	$141	46
1129 W Vuelta Las Verdolagas	0.71mi	4/2.5	2,010 (+9%)	8mo	$279,000	$139	43
1061 W Valley Meadow Ln	0.60mi	3/2.0 (-1)	1,583 (-14%)	8mo	$325,000	$205	36
18732 S Avenida Rio Veloz	0.74mi	3/2.5 (-1)	1,629 (-12%)	4mo	$255,000	$157	36
17839 S Whispering Glen Path	0.72mi	4/2.0	2,101 (+14%)	9mo	$354,000	$168	36
1085 W Whispering Meadows Ct	0.75mi	4/2.0	2,101 (+14%)	9mo	$450,000	$214	34
1129 W Valley Meadow Ln	0.70mi	3/2.0 (-1)	1,583 (-14%)	10mo	$325,000	$205	31

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

Projected returns pro-forma

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

5-year hold

• IRR: -12.4%
• Equity multiple: 0.54×
• Total profit: $-28,981
• Equity at exit: $33,548

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $280
• Equity at exit: $19,454

Cash invested: $63,000 (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: 411
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$192 /mo · $2,308/yr
• Insurance: −$94
• HOA: −$37
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $35

Break-even live

Break-even rent $1,903

Max offer price $225,000

Occupancy floor 93%

Sensitivity live

Price	-10% $163	-5% $99	+0% $35	+5% $-28	+10% $-92
Rent	-10% $-118	-5% $-42	+0% $35	+5% $112	+10% $189
Rate	-1.0pp $149	-0.5pp $93	base $35	+0.5pp $-23	+1.0pp $-82

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 W Flaming Arrow Dr Green Valley, AZ	4.0	2.0	1900	$1,800	$0.95	44d	1	0.12mi
703 W Cholla Crest Dr Green Valley, AZ	3.0	2.0	1258	$1,595	$1.27	2d	1	0.15mi
770 W Firehawk Dr Green Valley, AZ	4.0	2.0	1844	$1,995	$1.08	44d	1	0.26mi
18022 S Avenida de Augusto Green Valley, AZ	3.0	2.0	2230	$1,750	$0.78	24d	1	0.34mi
936 W Placita Canalito Green Valley, AZ	3.0	2.0	1258	$1,715	$1.36	12d	1	0.37mi
2535 N Avenida Tabica Green Valley, AZ	3.0	2.0	1483	$1,725	$1.16	44d	1	0.74mi
18768 S Avenida Rio Veloz Sahuarita, AZ	3.0	2.5	2010	$1,700	$0.85	12d	1	0.77mi
335 E Calle Nacrita Green Valley, AZ	3.0	2.0	1735	$1,785	$1.03	2d	1	0.80mi
17741 S Silent Meadows Path Sahuarita, AZ	4.0	3.0	2431	$2,200	$0.90	2d	1	0.82mi
18828 S Esherton Dr Green Valley, AZ	3.0	2.5	1466	$1,625	$1.11	4d	1	1.06mi
2181 N Avenida Tabica Green Valley, AZ	3.0	2.0	1433	$1,695	$1.18	2d	1	1.09mi
18878 S Esherton Dr Green Valley, AZ	3.0	2.0	1329	$1,850	$1.39	24d	1	1.11mi
312 E Calle Cerita Green Valley, AZ	3.0	2.0	1406	$1,700	$1.21	11d	1	1.15mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 25 events

1. 2026-06-18
   days on market $225,000 Active 153 DOM
2. 2026-06-17
   days on market $225,000 Active 152 DOM
3. 2026-06-16
   days on market $225,000 Active 151 DOM
4. 2026-06-15
   days on market $225,000 Active 150 DOM
5. 2026-06-13
   days on market $225,000 Active 148 DOM
6. 2026-06-13
   days on market $225,000 Active 147 DOM
7. 2026-06-10
   days on market $225,000 Active 145 DOM
8. 2026-06-09
   days on market $225,000 Active 144 DOM
9. 2026-06-08
   days on market $225,000 Active 143 DOM
10. 2026-06-07
    days on market $225,000 Active 142 DOM
11. 2026-06-05
    days on market $225,000 Active 139 DOM
12. 2026-06-03
    statusdays on market $225,000 Active 138 DOM
13. 2026-06-02
    days on market $225,000 Active Contingent 137 DOM
14. 2026-06-01
    days on market $225,000 Active Contingent 136 DOM
15. 2026-05-31
    days on market $225,000 Active Contingent 135 DOM
16. 2026-05-15
    historical Active Contingent 92-char remark

    Show marketing remark (92 chars)

    INVESTOR SPECIAL!!!!! 4 BEDS 2 BATH GREAT OPEN FLOOR PLAN LOFT COME SEE IT BEFORE ITS GONE !

17. 2026-04-23
    status Active 92-char remark

    Show marketing remark (92 chars)

    INVESTOR SPECIAL!!!!! 4 BEDS 2 BATH GREAT OPEN FLOOR PLAN LOFT COME SEE IT BEFORE ITS GONE !

18. 2026-04-08
    status Pending Short Sale Approval 92-char remark

    Show marketing remark (92 chars)

    INVESTOR SPECIAL!!!!! 4 BEDS 2 BATH GREAT OPEN FLOOR PLAN LOFT COME SEE IT BEFORE ITS GONE !

19. 2026-01-14
    historical Active Contingent 92-char remark

    Show marketing remark (92 chars)

    INVESTOR SPECIAL!!!!! 4 BEDS 2 BATH GREAT OPEN FLOOR PLAN LOFT COME SEE IT BEFORE ITS GONE !

20. 2026-01-14
    status Active 92-char remark

    Show marketing remark (92 chars)

    INVESTOR SPECIAL!!!!! 4 BEDS 2 BATH GREAT OPEN FLOOR PLAN LOFT COME SEE IT BEFORE ITS GONE !

21. 2026-01-06
    historical Active Contingent 92-char remark

    Show marketing remark (92 chars)

    INVESTOR SPECIAL!!!!! 4 BEDS 2 BATH GREAT OPEN FLOOR PLAN LOFT COME SEE IT BEFORE ITS GONE !

22. 2026-01-02
    listed $225,000 Active 92-char remark

    Show marketing remark (92 chars)

    INVESTOR SPECIAL!!!!! 4 BEDS 2 BATH GREAT OPEN FLOOR PLAN LOFT COME SEE IT BEFORE ITS GONE !

23. 2020-05-28
    soldstatus $190,000
24. 2005-07-01
    soldstatus $264,150
25. 2004-02-03
    soldstatus $1,078,611

ⓘ 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: $2,308 · $192/mo
• Projected year-2 tax: $2,308 · $192/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 8/10 Severe 7 d/yr ≥106°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: $23,369
• − Mortgage interest: −$12,603
• − Property taxes: −$2,308
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − HOA: −$444
• − Depreciation: −$6,545
• Taxable loss: −$3,397
• Est. tax savings @ 24.0%: +$815
• After-tax cash flow: $1,240/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: Sahuarita Unified District (4411)
• NCES district ID: 0407300
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $63,564
• Composite: 34.91/100
• National rank: #5072
• State rank: #63 of 249 in AZ

Livability — Sahuarita

• Score: 69/100
• State rank: #43
• US rank: #8414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sahuarita, 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

-79.1% since first listed

10 events — show timeline

• 2026-05-15 Contingent — MLSSAZ
• 2026-04-23 Relisted — MLSSAZ
• 2026-04-08 Pending — MLSSAZ
• 2026-01-14 Contingent — MLSSAZ
• 2026-01-14 Relisted — MLSSAZ
• 2026-01-06 Contingent — MLSSAZ
• 2026-01-02 Listed $225,000 MLSSAZ
• 2020-05-28 Sold (Public Records) $190,000 Public Records
• 2005-07-01 Sold (Public Records) $264,150 Public Records
• 2004-02-03 Sold (Public Records) $1,078,611 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,308 · -5.0% YoY. Source: county tax records.