1320 W Desert Hills Dr · Green Valley, AZ 85622

$174,000

1 bd · 1.0 ba · 587 sqft · Condo public records · 86 Days on market

Built 1985 $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 +11.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• DSCR +3.4/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investment Opportunity! Currently rented for one year. Very nice, completely furnished, in very peaceful area. 1 bed/1 bath casita in popular Desert Hills Casitas. Covered parking at your front door. Lovely golf course view from covered patio extended with new walled in, additional sitting area. Great for enjoying wildlife and birds. Ceramic tile in all areas. This Casita is a great rental, winter retreat, or full time. Conveniently located near the Elks and Desert Hills Rec. Center

Key facts

• $45 HOA
• Parking
• Community pool

Tags

• EXPANDED OUTDOOR LIVING SPACE
• OVERLOOKING THE GOLF COURSE

Property features AI

Finance

• HOA & community: Has HOA (Desert Casitas Inc); HOA fee: $45 annually; HOA transfer fee: $470; Community amenities: Pool, Golf, Tennis courts, Jogging/Bike path, Putting green, Fitness center, Sidewalks, Pickleball

Exterior

• Parking: Covered parking (1 space); Carport (1 space)
• Security: Window bars; Smoke detectors
• Utilities: Water from municipal water company; Sewer connected
• Home design: Townhouse; One story
• Construction: Slump block and wood frame construction; Built-up roof
• Exterior features: Covered patio/porch; Block fencing; Decorative gravel; Subdivided lot; Borders common area; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Electric range/oven; Microwave
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Furnished; Skylights
• Laundry & utility: Washer and dryer (outside, stacked space)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $174k.

Deal economics

• At list price, monthly cash flow is $-56 ($-670/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (23.4% below list).
• Recommended offer: $133k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 114 active listings in the ZIP; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $286 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 86 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $24k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,348 (23.4% 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 86 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.2%
• Equity multiple: 0.85×
• Total profit: $-7,334
• Equity at exit: $51,960

10-year hold

• IRR: 2.5%
• Equity multiple: 1.27×
• Total profit: $13,246
• Equity at exit: $63,616

Cash invested: $48,720 (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: 114
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$72
• HOA: −$45
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-56

Break-even live

Break-even rent $1,404

Max offer price $164,136

Occupancy floor 99%

Sensitivity live

Price	-10% $43	-5% $-7	+0% $-56	+5% $-105	+10% $-154
Rent	-10% $-161	-5% $-109	+0% $-56	+5% $-3	+10% $50
Rate	-1.0pp $32	-0.5pp $-12	base $-56	+0.5pp $-101	+1.0pp $-147

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 30 events

1. 2026-06-21
   days on market $174,000 Active 86 DOM
2. 2026-06-18
   days on market $174,000 Active 83 DOM
3. 2026-06-17
   days on market $174,000 Active 82 DOM
4. 2026-06-16
   days on market $174,000 Active 81 DOM
5. 2026-06-15
   days on market $174,000 Active 80 DOM
6. 2026-06-13
   pricedays on market $174,000 Active 78 DOM
7. 2026-06-10
   days on market $180,000 Active 75 DOM
8. 2026-06-09
   days on market $180,000 Active 74 DOM
9. 2026-06-08
   days on market $180,000 Active 73 DOM
10. 2026-06-07
    pricedays on market $180,000 Active 72 DOM
11. 2026-06-03
    days on market $187,000 Active 68 DOM
12. 2026-06-02
    days on market $187,000 Active 67 DOM
13. 2026-06-01
    days on market $187,000 Active 66 DOM
14. 2026-05-31
    days on market $187,000 Active 65 DOM
15. 2026-05-15
    price $187,000
16. 2026-03-27
    listed $198,000 Active
17. 2024-02-14
    status Pending 488-char remark

    Show marketing remark (488 chars)

    Investment Opportunity! Currently rented for one year. Very nice, completely furnished, in very peaceful area. 1 bed/1 bath casita in popular Desert Hills Casitas. Covered parking at your front door. Lovely golf course view from covered patio extended with new walled in, additional sitting area. Great for enjoying wildlife and birds. Ceramic tile in all areas. This Casita is a great rental, winter retreat, or full time. Conveniently located near the Elks and Desert Hills Rec. Center

18. 2024-02-14
    soldstatus $185,000 Closed 488-char remark

    Show marketing remark (488 chars)

    Investment Opportunity! Currently rented for one year. Very nice, completely furnished, in very peaceful area. 1 bed/1 bath casita in popular Desert Hills Casitas. Covered parking at your front door. Lovely golf course view from covered patio extended with new walled in, additional sitting area. Great for enjoying wildlife and birds. Ceramic tile in all areas. This Casita is a great rental, winter retreat, or full time. Conveniently located near the Elks and Desert Hills Rec. Center

19. 2024-02-14
    soldstatus $185,000

    Show marketing remark (488 chars)

    Investment Opportunity! Currently rented for one year. Very nice, completely furnished, in very peaceful area. 1 bed/1 bath casita in popular Desert Hills Casitas. Covered parking at your front door. Lovely golf course view from covered patio extended with new walled in, additional sitting area. Great for enjoying wildlife and birds. Ceramic tile in all areas. This Casita is a great rental, winter retreat, or full time. Conveniently located near the Elks and Desert Hills Rec. Center

20. 2024-02-02
    historical Active Contingent 488-char remark

    Show marketing remark (488 chars)

    Investment Opportunity! Currently rented for one year. Very nice, completely furnished, in very peaceful area. 1 bed/1 bath casita in popular Desert Hills Casitas. Covered parking at your front door. Lovely golf course view from covered patio extended with new walled in, additional sitting area. Great for enjoying wildlife and birds. Ceramic tile in all areas. This Casita is a great rental, winter retreat, or full time. Conveniently located near the Elks and Desert Hills Rec. Center

21. 2024-01-15
    listed $187,000 Active 488-char remark

    Show marketing remark (488 chars)

    Investment Opportunity! Currently rented for one year. Very nice, completely furnished, in very peaceful area. 1 bed/1 bath casita in popular Desert Hills Casitas. Covered parking at your front door. Lovely golf course view from covered patio extended with new walled in, additional sitting area. Great for enjoying wildlife and birds. Ceramic tile in all areas. This Casita is a great rental, winter retreat, or full time. Conveniently located near the Elks and Desert Hills Rec. Center

22. 2015-12-29
    soldstatus $78,000 Closed 646-char remark

    Show marketing remark (646 chars)

    Very nice,completely furnished,in very peaceful area. One bedroom, one bath casita in popular Desert Casitas. Covered parking at your front door. Lovely golf course view from covered patio extended with new walled in, additional sitting area. Great for enjoying wildlife and birds. New ceramic tile in all areas with new carpet in bedroom. Well maintained. HAVAC replaced 2003 with Oasis annual contract. Roof recoated 2012 with a 5 years warranty on materials. Newer hot water heater. This casita would make a great rental, winter retreat or full time. Conveniently located within walking distance to the Elks and Desert Hills Recreation Center.

23. 2015-12-29
    soldstatus $78,000 Closed

    Show marketing remark (646 chars)

    Very nice,completely furnished,in very peaceful area. One bedroom, one bath casita in popular Desert Casitas. Covered parking at your front door. Lovely golf course view from covered patio extended with new walled in, additional sitting area. Great for enjoying wildlife and birds. New ceramic tile in all areas with new carpet in bedroom. Well maintained. HAVAC replaced 2003 with Oasis annual contract. Roof recoated 2012 with a 5 years warranty on materials. Newer hot water heater. This casita would make a great rental, winter retreat or full time. Conveniently located within walking distance to the Elks and Desert Hills Recreation Center.

24. 2015-12-29
    soldstatus $78,000

    Show marketing remark (646 chars)

    Very nice,completely furnished,in very peaceful area. One bedroom, one bath casita in popular Desert Casitas. Covered parking at your front door. Lovely golf course view from covered patio extended with new walled in, additional sitting area. Great for enjoying wildlife and birds. New ceramic tile in all areas with new carpet in bedroom. Well maintained. HAVAC replaced 2003 with Oasis annual contract. Roof recoated 2012 with a 5 years warranty on materials. Newer hot water heater. This casita would make a great rental, winter retreat or full time. Conveniently located within walking distance to the Elks and Desert Hills Recreation Center.

25. 2015-12-10
    status Pending
26. 2015-11-24
    historical Active Contingent
27. 2015-11-12
    listed $81,500 Active
28. 2011-01-27
    soldstatus $85,000 Closed
29. 2011-01-27
    soldstatus $85,000
30. 1993-02-19
    soldstatus $59,500

ⓘ 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: $952 · $79/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$197/yr (+$16/mo · 20.7%)

ⓘ 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 ≥104°F today · 17 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: $16,002
• − Mortgage interest: −$9,747
• − Property taxes: −$952
• − Insurance: −$870
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − HOA: −$540
• − Depreciation: −$5,062
• Taxable loss: −$3,729
• Est. tax savings @ 24.0%: +$895
• After-tax cash flow: $225/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
• City population: 25,381
• Population (ZIP): 6,345

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 (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%

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

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

+214.3% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $187,000 MLSSAZ
• 2026-03-27 Listed $198,000 MLSSAZ
• 2024-02-14 Pending — MLSSAZ
• 2024-02-14 Sold (Public Records) $185,000 Public Records
• 2024-02-14 Sold (MLS) $185,000 MLSSAZ
• 2024-02-02 Contingent — MLSSAZ
• 2024-01-15 Listed $187,000 MLSSAZ
• 2015-12-29 Sold (Public Records) $78,000 Public Records
• 2015-12-29 Sold (MLS) $78,000 MLSSAZ
• 2015-12-29 Sold (MLS) $78,000 MLSSAZ
• 2015-12-10 Pending — MLSSAZ
• 2015-11-24 Contingent — MLSSAZ
• 2015-11-12 Listed $81,500 MLSSAZ
• 2011-01-27 Sold (Public Records) $85,000 Public Records
• 2011-01-27 Sold (MLS) $85,000 MLSSAZ
• 1993-02-19 Sold (Public Records) $59,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $952 · +9.0% YoY. Source: county tax records.