840 W Via Rio Fuerte · Green Valley, AZ 85614

$214,900

2 bd · 1.0 ba · 864 sqft · Condo public records · 88 Days on market

Built 1997 $48/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).

• Cash flow +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.7/10.0
• Rent growth +3.9/5.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The charming curb appeal welcomes you to this 2 bedroom, 1 bathroom townhouse in a gated community. The home boasts a cozy living room, eat-in kitchen with plenty of storage space, and good-sized bedrooms. The open concept in the kitchen and living room is perfect for comfortable living and entertaining! The light-filled primary bedroom offers an en-suite bathroom and sufficient closet space. Step outside into the expansive low-maintenance backyard with a patio to unwind after a long day of work. This exceptional home is located across the street from Santa Rita Spring Recreation Center and has easy access to shopping, restaurants, and more!

Key facts

• Big back yard
• $48 HOA
• Garage

Tags

• BIG BACK YARD

Property features AI

Finance

• Other: Road maintenance handled by HOA; Zoned Green Valley - CMH2
• HOA & community: Part of The Springs HOA; HOA fee about $48.33/month; HOA covers common area maintenance and gated community; Community amenities: pool, spa, fitness center, recreation center, paved streets, sidewalks, walking trail

Exterior

• Parking: Attached 1-car garage with garage door opener (covered)
• Security: Smoke detector(s)
• Utilities: Water from local water company; Sewer connected
• Home design: Townhouse; Single-story
• Construction: Stucco and wood frame construction
• Exterior features: Corner lot with decorative gravel; North/South exposure; Paver patio; Built-up reflective roof; Has spa

Interior

• Kitchen: Dishwasher; Refrigerator; Electric cooktop; Microwave
• Bedrooms: One-level layout
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Forced air heating; Central air conditioning
• Interior features: Smoke detectors; Paver patio; Stucco finish fencing
• Laundry & utility: Laundry closet with stacked washer/dryer space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/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 $209k (2.6% below list).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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); 411 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 39% 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 $1k of loan paydown is wiped out by about $6k 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 88 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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.
• Current owner paid $185k; 16% 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.97% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.43%
• DSCR: 1.24
• GRM: 8.6

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-11,909
• Equity at exit: $32,042

10-year hold

• IRR: 7.2%
• Equity multiple: 1.60×
• Total profit: $36,118
• Equity at exit: $18,581

Cash invested: $60,172 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,092 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$116 /mo · $1,394/yr
• Insurance: −$90
• HOA: −$48
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $272

Break-even live

Break-even rent $1,748

Max offer price $214,900

Occupancy floor 82%

Sensitivity live

Price	-10% $394	-5% $333	+0% $272	+5% $211	+10% $150
Rent	-10% $107	-5% $189	+0% $272	+5% $355	+10% $437
Rate	-1.0pp $380	-0.5pp $327	base $272	+0.5pp $216	+1.0pp $160

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1230 W Camino del Pato Green Valley, AZ	2.0	2.0	1060	$3,200	$3.02	17d	1	0.52mi
1400 Placita Apache Unit X Green Valley, AZ	2.0	2.0	987	$1,500	$1.52	24d	1	0.91mi
2807 S Calle Trafalgar Unit NA Green Valley, AZ	2.0	2.0	966	$1,650	$1.71	24d	1	1.09mi
1098 W Camino Sagasta Green Valley, AZ	2.0	2.0	1117	$2,600	$2.33	24d	1	1.19mi
1430 W Camino Lucientes Green Valley, AZ	2.0	2.0	1026	$1,500	$1.46	24d	1	1.24mi

HOA detail condo

• Monthly dues: $48 · $576/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $214,900 Active 88 DOM
2. 2026-06-17
   days on market $214,900 Active 87 DOM
3. 2026-06-16
   days on market $214,900 Active 86 DOM
4. 2026-06-15
   days on market $214,900 Active 85 DOM
5. 2026-06-13
   days on market $214,900 Active 83 DOM
6. 2026-06-10
   days on market $214,900 Active 80 DOM
7. 2026-06-09
   days on market $214,900 Active 79 DOM
8. 2026-06-08
   days on market $214,900 Active 78 DOM
9. 2026-06-07
   pricedays on market $214,900 Active 77 DOM
10. 2026-06-03
    days on market $220,000 Active 73 DOM
11. 2026-06-02
    days on market $220,000 Active 72 DOM
12. 2026-06-01
    days on market $220,000 Active 71 DOM
13. 2026-05-31
    days on market $220,000 Active 70 DOM
14. 2026-03-21
    listed $220,000 Active
15. 2021-12-13
    soldstatus $185,000
16. 2021-12-10
    soldstatus $185,000 Closed 649-char remark

    Show marketing remark (649 chars)

    The charming curb appeal welcomes you to this 2 bedroom, 1 bathroom townhouse in a gated community. The home boasts a cozy living room, eat-in kitchen with plenty of storage space, and good-sized bedrooms. The open concept in the kitchen and living room is perfect for comfortable living and entertaining! The light-filled primary bedroom offers an en-suite bathroom and sufficient closet space. Step outside into the expansive low-maintenance backyard with a patio to unwind after a long day of work. This exceptional home is located across the street from Santa Rita Spring Recreation Center and has easy access to shopping, restaurants, and more!

17. 2021-10-22
    price $184,900 649-char remark

    Show marketing remark (649 chars)

    The charming curb appeal welcomes you to this 2 bedroom, 1 bathroom townhouse in a gated community. The home boasts a cozy living room, eat-in kitchen with plenty of storage space, and good-sized bedrooms. The open concept in the kitchen and living room is perfect for comfortable living and entertaining! The light-filled primary bedroom offers an en-suite bathroom and sufficient closet space. Step outside into the expansive low-maintenance backyard with a patio to unwind after a long day of work. This exceptional home is located across the street from Santa Rita Spring Recreation Center and has easy access to shopping, restaurants, and more!

18. 2021-10-09
    price $199,900 649-char remark

    Show marketing remark (649 chars)

    The charming curb appeal welcomes you to this 2 bedroom, 1 bathroom townhouse in a gated community. The home boasts a cozy living room, eat-in kitchen with plenty of storage space, and good-sized bedrooms. The open concept in the kitchen and living room is perfect for comfortable living and entertaining! The light-filled primary bedroom offers an en-suite bathroom and sufficient closet space. Step outside into the expansive low-maintenance backyard with a patio to unwind after a long day of work. This exceptional home is located across the street from Santa Rita Spring Recreation Center and has easy access to shopping, restaurants, and more!

19. 2021-09-18
    listed $214,900 Active 649-char remark

    Show marketing remark (649 chars)

    The charming curb appeal welcomes you to this 2 bedroom, 1 bathroom townhouse in a gated community. The home boasts a cozy living room, eat-in kitchen with plenty of storage space, and good-sized bedrooms. The open concept in the kitchen and living room is perfect for comfortable living and entertaining! The light-filled primary bedroom offers an en-suite bathroom and sufficient closet space. Step outside into the expansive low-maintenance backyard with a patio to unwind after a long day of work. This exceptional home is located across the street from Santa Rita Spring Recreation Center and has easy access to shopping, restaurants, and more!

20. 2021-09-03
    soldstatus $206,945
21. 2020-11-05
    soldstatus $157,000 Closed 515-char remark

    Show marketing remark (515 chars)

    A rare find in the Springs, a stand alone home conveniently located directly across from the Recreation Center. Bright and cheerful, this home is completely furnished so why rent another year? Easy care tile floors and lots of natural sunlight fill that home with cheer! You will enjoy this location in The Springs where you will have access to a 1 mile walking trail and quick access to one of the finest Green Valley Recreation Centers which is home of the clay studio, arts league, computer club and camera club.

22. 2020-11-05
    soldstatus $157,000

    Show marketing remark (515 chars)

    A rare find in the Springs, a stand alone home conveniently located directly across from the Recreation Center. Bright and cheerful, this home is completely furnished so why rent another year? Easy care tile floors and lots of natural sunlight fill that home with cheer! You will enjoy this location in The Springs where you will have access to a 1 mile walking trail and quick access to one of the finest Green Valley Recreation Centers which is home of the clay studio, arts league, computer club and camera club.

23. 2020-10-14
    historical Active Contingent 515-char remark

    Show marketing remark (515 chars)

    A rare find in the Springs, a stand alone home conveniently located directly across from the Recreation Center. Bright and cheerful, this home is completely furnished so why rent another year? Easy care tile floors and lots of natural sunlight fill that home with cheer! You will enjoy this location in The Springs where you will have access to a 1 mile walking trail and quick access to one of the finest Green Valley Recreation Centers which is home of the clay studio, arts league, computer club and camera club.

24. 2020-10-09
    listed $163,900 Active 515-char remark

    Show marketing remark (515 chars)

    A rare find in the Springs, a stand alone home conveniently located directly across from the Recreation Center. Bright and cheerful, this home is completely furnished so why rent another year? Easy care tile floors and lots of natural sunlight fill that home with cheer! You will enjoy this location in The Springs where you will have access to a 1 mile walking trail and quick access to one of the finest Green Valley Recreation Centers which is home of the clay studio, arts league, computer club and camera club.

25. 2017-10-05
    historical
26. 2017-09-27
    status Active
27. 2017-09-18
    historical Active Contingent
28. 2017-04-05
    listed $115,500 Active
29. 2005-02-04
    soldstatus $99,600
30. 1997-10-20
    soldstatus $78,566

ⓘ 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: $1,394 · $116/mo
• Projected year-2 tax: $1,418 · $118/mo
• Expected delta: +$25/yr (+$2/mo · 1.8%)

ⓘ 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 6 d/yr ≥103°F today · 16 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: $25,105
• − Mortgage interest: −$12,038
• − Property taxes: −$1,394
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − HOA: −$576
• − Depreciation: −$6,252
• Taxable loss: −$245
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $3,324/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

+180.0% since first listed

17 events — show timeline

• 2026-03-21 Listed $220,000 MLSSAZ
• 2021-12-13 Sold (Public Records) $185,000 Public Records
• 2021-12-10 Sold (MLS) $185,000 MLSSAZ
• 2021-10-22 Price Changed $184,900 MLSSAZ
• 2021-10-09 Price Changed $199,900 MLSSAZ
• 2021-09-18 Listed $214,900 MLSSAZ
• 2021-09-03 Sold (Public Records) $206,945 Public Records
• 2020-11-05 Sold (Public Records) $157,000 Public Records
• 2020-11-05 Sold (MLS) $157,000 MLSSAZ
• 2020-10-14 Contingent — MLSSAZ
• 2020-10-09 Listed $163,900 MLSSAZ
• 2017-10-05 Listing Removed — MLSSAZ
• 2017-09-27 Relisted — MLSSAZ
• 2017-09-18 Contingent — MLSSAZ
• 2017-04-05 Listed $115,500 MLSSAZ
• 2005-02-04 Sold (Public Records) $99,600 Public Records
• 1997-10-20 Sold (Public Records) $78,566 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,394 · +9.0% YoY. Source: county tax records.