102 W Calle Del Ano · Green Valley, AZ 85614

$140,000

1 bd · 1.0 ba · 554 sqft · Townhouse public records · 16 Days on market

Built 1976 Est $115k · 21% over

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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 +24.0/30.0
• DSCR +7.8/10.0
• 1% rule +5.0/10.0
• Rent growth +3.9/5.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This move n ready, newly updated , fully furnished Green Valley Resort Home is right in the middle of everything! A stone's throw from the community pool, GVR facilities, golf courses, shopping, groceries and restaurants. A redesigned kitchen features all new cabinets, countertop, sink and faucets. Don't forget the new coffee bar, subway tile backsplash and wood look tile plank flooring throughout. New full sized stove and refrigerator. Home also features a newer mini split (cooling and heating),dishwasher and triple pane back window. Rounding out the upgrades includes a new chair height dual flush toilet and bath faucet. Fresh neutral colors with a cozy, modern feel make this home a great option for full or part-time living or as a possible investment opportunity. Sellers related to LA Sellers are related to listing agent

Key facts

• Private courtyard
• Community pool
• Built 1976

Tags

• PRIVATE COURTYARD

Property features AI

Finance

• HOA & community: Has homeowners association; HOA maintains common areas, roofs, and streets

Exterior

• Security: Window bars
• Utilities: Water provided by water company; Sewer connected
• Home design: Townhouse; One story
• Construction: Frame with stucco exterior; Built-up roof; Built in year not specified
• Exterior features: East/West exposure; Chip-and-seal road; Community pool; Paved street

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Mini-split heating; Ductless cooling
• Interior features: Skylights; Window bars
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 flood risk; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.43%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $115,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 W Calle Del Ano	0.02mi	1/1.0	554 (0%)	2mo	$135,000	$244	98
100 W Calle Del Ano --	0.00mi	1/1.0	554 (0%)	3mo	$135,000	$244	97
181 W Calle Del Ano	0.08mi	1/1.0	554 (0%)	0mo	$115,000	$208	96
148 W Calle Del Ano	0.06mi	1/1.0	554 (0%)	2mo	$119,000	$215	96
435 S Paseo Lobo Unit B	0.51mi	1/1.0	588 (+6%)	3mo	$95,000	$162	64
484 S La Canada Dr Unit B	0.53mi	1/1.0	588 (+6%)	3mo	$79,000	$134	62
482 S Paseo Pena Unit B	0.56mi	1/1.0	588 (+6%)	3mo	$127,000	$216	61
346 S Paseo Aguila Unit C	0.60mi	1/1.0	588 (+6%)	1mo	$100,000	$170	61
348 S Paseo Lobo Unit C	0.62mi	1/1.0	592 (+7%)	1mo	$122,900	$208	59
361 S Paseo Pena Unit B	0.65mi	1/1.0	588 (+6%)	1mo	$89,900	$153	59
373 S Paseo Sarta Unit C	0.70mi	1/1.0	588 (+6%)	2mo	$95,000	$162	56
328 S Paseo Quinta Unit B	0.72mi	1/1.0	588 (+6%)	1mo	$116,000	$197	55

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,439
• Equity at exit: $20,874

10-year hold

• IRR: 11.0%
• Equity multiple: 1.95×
• Total profit: $37,390
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$734
• Tax from tax record: −$41 /mo · $491/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $275

Break-even live

Break-even rent $1,055

Max offer price $140,000

Occupancy floor 75%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 W Camino Manzana Green Valley, AZ	1.0	1.0	588	$2,000	$3.40	23d	1	0.50mi
478 Paseo Madera Unit B Green Valley, AZ	1.0	1.0	588	$1,250	$2.13	23d	1	0.52mi
466 Paseo Madera Unit A Green Valley, AZ	2.0	1.0	696	$1,100	$1.58	16d	1	0.52mi
466 S Paseo Madera Green Valley, AZ	2.0	1.0	696	$2,300	$3.30	16d	1	0.52mi
430 S Paseo Pena Green Valley, AZ	2.0	1.0	696	$1,025	$1.47	14d	1	0.63mi
321 S Paseo Madera Unit A Green Valley, AZ	2.0	1.0	696	$1,250	$1.80	23d	1	0.64mi
303 S Paseo Lobo Green Valley, AZ	2.0	1.0	696	$1,000	$1.44	23d	1	0.65mi
262 S Paseo Cerro Green Valley, AZ	1.0	1.0	588	$1,200	$2.04	1d	1	0.68mi
262 S Paseo Cerro Unit B Green Valley, AZ	1.0	1.0	588	$1,200	$2.04	23d	1	0.68mi
133 S Paseo Pena Green Valley, AZ	1.0	1.0	588	$1,095	$1.86	1d	1	0.87mi
174 S Paseo Tierra Green Valley, AZ	1.0	1.0	588	$1,100	$1.87	1d	1	0.92mi
132 S Paseo Sarta Green Valley, AZ	1.0	1.0	588	$2,000	$3.40	1d	1	0.93mi

Listing history 11 events

1. 2026-06-18
   days on market $140,000 Active 16 DOM
2. 2026-06-17
   days on market $140,000 Active 15 DOM
3. 2026-06-16
   days on market $140,000 Active 14 DOM
4. 2026-06-15
   days on market $140,000 Active 13 DOM
5. 2026-06-13
   days on market $140,000 Active 11 DOM
6. 2026-06-10
   days on market $140,000 Active 8 DOM
7. 2026-06-09
   days on market $140,000 Active 7 DOM
8. 2026-06-08
   days on market $140,000 Active 6 DOM
9. 2026-06-07
   days on market $140,000 Active 5 DOM
10. 2026-06-03
    remarks 560-char remark
11. 2026-06-03
    listed $140,000 Active 1 DOM

ⓘ 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: $491 · $41/mo
• Projected year-2 tax: $924 · $77/mo
• Expected delta: +$433/yr (+$36/mo · 88.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 19 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: $16,843
• − Mortgage interest: −$7,842
• − Property taxes: −$491
• − Insurance: −$700
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$4,073
• Taxable income: $1,042
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $3,055/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

+250.9% since first listed

13 events — show timeline

• 2026-06-02 Listed $140,000 MLSSAZ
• 2025-01-21 Rental Removed $1,000 RENTALBEAST
• 2025-01-18 Listed for Rent $1,000 RENTALBEAST
• 2025-01-17 Rental Removed $1,000 RENTEC
• 2024-11-04 Listed for Rent $1,000 RENTEC
• 2023-08-23 Sold (Public Records) $152,900 Public Records
• 2023-08-23 Sold (MLS) $152,900 MLSSAZ
• 2023-07-27 Contingent — MLSSAZ
• 2023-07-17 Listed $152,900 MLSSAZ
• 2017-08-29 Sold (Public Records) $48,000 Public Records
• 2017-08-29 Sold (MLS) $48,000 MLSSAZ
• 2005-05-20 Sold (Public Records) $68,000 Public Records
• 1985-05-17 Sold (Public Records) $39,900 Public Records

Property tax history

+2.8%/yr

Latest (2025): $491 · +3.6% YoY. Source: county tax records.