5775 S Camino Del Sol #5202 · Green Valley, AZ 85622

$159,000

2 bd · 2.5 ba · 1,652 sqft · Condo · 287 Days on market

Built 2006 Good condition $96/sqft · 16% below area Est $190k · 16% under $1407/mo HOA · 65% 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).

• ARV discount +14.8/15.0
• 1% rule +8.5/10.0
• Appreciation +5.1/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0

Listing remarks

Gorgeous fully furnished, turn-key condominium at Canoa Ranch Resort! This versatile property is ideal as a high performing investment or a stress-free vacation retreat. Located on the second floor with AMAZING mountain views from the patio, living room and primary bedroom. The condo includes two fully furnished units. .. a spacious main suite plus a private lock-off unit, providing excellent rental flexibility. When not in use, one or both units can be enrolled in the onsite hotel rental program.

Key facts

• Dual sinks
• Generous kitchen
• Soaking tub

Tags

• PRIVATE LOCK-OFF UNIT
• GENEROUS KITCHEN
• IN-UNIT LAUNDRY
• DUAL SINKS
• SOAKING TUB
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-807 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $42k (73.4% below list).
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $42k (73.4% below list) — sets the bar for cash-flow.
• Cap rate 0.2% vs local median 4.7% in Green Valley — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 159 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 58d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 36% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $262 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 287 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 65% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,267 (73.4% 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. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 73% concession, seller financing, or rate buy-down credit?
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: 1.35% ✓
• Cap rate: 0.20%
• Cash-on-cash: -21.74%
• DSCR: 0.03
• GRM: 6.2

CMA / ARV

• ARV (median comp): $190,026
• List price: $159,000
• Delta: -16.33%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2051 W Demetrie Canyon Dr	0.27mi	3/2.0 (+1)	1,640 (-1%)	0mo	$365,000	$223	79
2499 W Bassett Peak Dr	0.42mi	3/2.0 (+1)	1,642 (-1%)	2mo	$340,000	$207	70
5786 S Lowry Canyon Pl	0.24mi	2/2.0	1,450 (-12%)	1mo	$350,000	$241	65
1917 W Vista Ridge Dr	1.09mi	2/2.0	1,684 (+2%)	1mo	$299,000	$178	59
2496 W Music Mountains Dr	0.36mi	2/2.5	1,933 (+17%)	2mo	$415,000	$215	57
4851 S Tropicana Dr	1.04mi	2/2.0	1,725 (+4%)	2mo	$390,000	$226	54
2208 W Bassett Peak Dr	0.42mi	2/2.0	2,006 (+21%)	2mo	$584,900	$292	52
2025 W Amblemorn Dr	1.01mi	2/2.0	1,554 (-6%)	2mo	$345,000	$222	52
1434 W Hidden Crest Ct	1.44mi	2/2.0	1,867 (+13%)	0mo	$311,300	$167	41
4884 S Desert Sunset Dr	1.06mi	2/2.0	1,867 (+13%)	1mo	$275,000	$147	40
1894 W Amblemorn Dr	1.08mi	2/2.0	1,443 (-13%)	2mo	$289,000	$200	40
1863 W Placita Canoa Azul	0.70mi	2/2.0	2,006 (+21%)	0mo	$545,000	$272	40

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

Projected returns pro-forma

0.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: -0.21×
• Total profit: $-53,901
• Equity at exit: $47,481

10-year hold

• IRR: -18.1%
• Equity multiple: -0.96×
• Total profit: $-87,189
• Equity at exit: $58,132

Cash invested: $44,520 (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: 159
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,151 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$1,407
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-807

Break-even live

Break-even rent $3,172

Max offer price $42,267

Occupancy floor —

Sensitivity live

Price	-10% $-697	-5% $-752	+0% $-807	+5% $-862	+10% $-917
Rent	-10% $-977	-5% $-892	+0% $-807	+5% $-722	+10% $-637
Rate	-1.0pp $-727	-0.5pp $-766	base $-807	+0.5pp $-848	+1.0pp $-890

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: $39,750
• Closing costs: $4,770
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5833 S Henderson Canyon Dr Green Valley, AZ	2.0	2.0	1640	$2,600	$1.59	0d	1	0.36mi
1974 W Acacia Bluffs Dr Green Valley, AZ	2.0	2.0	1784	$1,600	$0.90	57d	1	0.51mi
1924 W Demetrie Loop Unit 31 Green Valley, AZ	2.0	2.0	1356	$1,800	$1.33	0d	1	1.14mi
4579 S Camino del Tejon Green Valley, AZ	2.0	2.0	1725	$2,150	$1.25	85d	1	1.19mi

Property features AI

Finance

• Financial info: Financial details not provided
• HOA & community: Has associationMonthly HOA duesHOA includes common area maintenance, gas, sewer, and waterCommunity amenities: pool, spa, fitness center

Exterior

• Parking: Parking details not provided
• Utilities: Water from water companySewer connected
• Home design: CondominiumOne storyAccessible elevator installed
• Construction: Frame with stucco exteriorTile roof
• Exterior features: Covered patioPatioWrought iron fencingBorders common areaPaved road access (county maintained)Has spaCommunity pool and spaFitness center in community

Interior

• Kitchen: DishwasherRefrigeratorElectric rangeMicrowave
• Bedrooms: Details not provided
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Forced air heating (natural gas)Central air conditioningHas heatingHas cooling
• Interior features: FurnishedGas fireplace in living roomHas fireplace
• Laundry & utility: Washer and dryer

HOA detail $1,407/mo · $16,884/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $159,000 Active 287 DOM
2. 2026-09-22
   days on market $159,000 Active 286 DOM
3. 2026-09-21
   days on market $159,000 Active 285 DOM
4. 2026-09-20
   days on market $159,000 Active 284 DOM
5. 2026-09-19
   days on market $159,000 Active 283 DOM
6. 2026-09-18
   days on market $159,000 Active 282 DOM
7. 2026-09-17
   days on market $159,000 Active 281 DOM
8. 2026-09-16
   days on market $159,000 Active 280 DOM
9. 2026-09-15
   days on market $159,000 Active 279 DOM
10. 2026-09-14
    days on market $159,000 Active 278 DOM
11. 2026-09-13
    days on market $159,000 Active 277 DOM
12. 2026-09-12
    days on market $159,000 Active 276 DOM
13. 2026-09-11
    days on market $159,000 Active 275 DOM
14. 2026-09-05
    days on market $159,000 Active 269 DOM
15. 2026-09-04
    days on market $159,000 Active 268 DOM
16. 2026-09-03
    days on market $159,000 Active 267 DOM
17. 2026-08-31
    days on market $159,000 Active 264 DOM
18. 2026-08-29
    days on market $159,000 Active 262 DOM
19. 2026-08-28
    days on market $159,000 Active 261 DOM
20. 2026-08-27
    days on market $159,000 Active 260 DOM
21. 2026-08-26
    days on market $159,000 Active 259 DOM
22. 2026-08-25
    days on market $159,000 Active 258 DOM
23. 2026-08-23
    days on market $159,000 Active 256 DOM
24. 2026-08-22
    days on market $159,000 Active 255 DOM
25. 2026-08-21
    days on market $159,000 Active 254 DOM
26. 2026-08-20
    days on market $159,000 Active 253 DOM
27. 2026-08-19
    days on market $159,000 Active 252 DOM
28. 2026-08-18
    days on market $159,000 Active 251 DOM
29. 2026-08-17
    days on market $159,000 Active 250 DOM
30. 2026-08-16
    days on market $159,000 Active 249 DOM
31. 2026-08-15
    days on market $159,000 Active 248 DOM
32. 2026-08-14
    days on market $159,000 Active 247 DOM
33. 2026-08-13
    days on market $159,000 Active 246 DOM
34. 2026-08-12
    days on market $159,000 Active 245 DOM
35. 2026-08-11
    days on market $159,000 Active 244 DOM
36. 2026-08-10
    days on market $159,000 Active 243 DOM
37. 2026-08-09
    days on market $159,000 Active 242 DOM
38. 2026-08-08
    days on market $159,000 Active 241 DOM
39. 2026-08-07
    days on market $159,000 Active 240 DOM
40. 2026-08-06
    days on market $159,000 Active 239 DOM
41. 2026-08-05
    days on market $159,000 Active 238 DOM
42. 2026-08-04
    days on market $159,000 Active 237 DOM
43. 2026-08-03
    days on market $159,000 Active 236 DOM
44. 2026-07-31
    days on market $159,000 Active 233 DOM
45. 2026-07-30
    days on market $159,000 Active 232 DOM
46. 2026-07-30
    days on market $159,000 Active 231 DOM
47. 2026-07-28
    days on market $159,000 Active 230 DOM
48. 2026-07-26
    days on market $159,000 Active 228 DOM
49. 2026-07-24
    days on market $159,000 Active 226 DOM
50. 2026-07-23
    days on market $159,000 Active 225 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥105°F today · 15 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: $25,809
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − HOA: −$16,884
• − Depreciation: −$4,625
• Taxable loss: −$11,916
• Est. tax savings @ 24.0%: +$2,860
• After-tax cash flow: $-6,821/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $8,260–$24,780 screening

This fully furnished, turn-key condominium is in excellent condition with a good roof and exterior. It offers a great investment opportunity with rental flexibility and stunning mountain views.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Clean gutters — Improves drainage and overall appearance ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Continental Elementary School F AZ #418/1,109 Nat'l #20,973/41,679

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

C Composite livability gradescore 61/100

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 · 1,066,056 people
• City population: 25,381
• Metro: Tucson, AZ
• Population (ZIP): 6,345
• Household income: $72,424
• Rent vs Own: 11.9% rent · 88.1% own
• Severe rent burden: 25% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Financial details not provided
• HOA & community: Has associationMonthly HOA duesHOA includes common area maintenance, gas, sewer, and waterCommunity amenities: pool, spa, fitness center

Exterior

• Parking: Parking details not provided
• Utilities: Water from water companySewer connected
• Home design: CondominiumOne storyAccessible elevator installed
• Construction: Frame with stucco exteriorTile roof
• Exterior features: Covered patioPatioWrought iron fencingBorders common areaPaved road access (county maintained)Has spaCommunity pool and spaFitness center in community

Interior

• Kitchen: DishwasherRefrigeratorElectric rangeMicrowave
• Bedrooms: Details not provided
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Forced air heating (natural gas)Central air conditioningHas heatingHas cooling
• Interior features: FurnishedGas fireplace in living roomHas fireplace
• Laundry & utility: Washer and dryer

Price history

1 event — show timeline

• 2025-12-10 Listed $175,000 MLSSAZ