1091 S Calle De Las Casitas · Green Valley, AZ 85614

$123,900

1 bd · 1.0 ba · 554 sqft · Townhouse public records · 12 Days on market

Built 1977 610 sqft lot Est $115k · 8% over $115/mo HOA · 8% of rent

---

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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +6.3/10.0
• ARV discount +4.1/15.0
• 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

You'll enjoy this end unit home as a winter retreat or economically year round. Newer Bosch dishwasher, hot water heater, garbage disposal, and washer/dryer unit. Yes, the same unit washes and dries! HOA takes care of roof maintenance, exterior painting, trash, common area, and pool (pool just for residents). Inviting front courtyard and plenty of parking.

Key facts

• Bosch dishwasher
• Residents only pool
• Gvr membership

Tags

• OPEN CONCEPT FLOORPLAN
• BOSCH DISHWASHER
• LG COMBO WASHER DRYER
• RESIDENTS ONLY POOL
• GVR MEMBERSHIP
• 13 RECREATION CENTERS

Property features AI

Finance

• Other: Living area approximately 554; Lot irregularly shaped (approximately 610 sq ft); Has spa; Located on a corner lot; Directions available: From Continental: turn on Calle de las Casitas (between KFC and the tire shop)
• HOA & community: HOA with monthly fee ($115); Community pool and spa/hot tub; HOA covers common area maintenance, roof repair, and street maintenance

Exterior

• Parking: Road maintained by HOA
• Security: Smoke detector(s)
• Utilities: Water from water company; Sewer connected
• Home design: Townhouse; One-story
• Construction: Frame with stucco exterior; Built-up roof
• Exterior features: Covered patio/porch; Corner lot; Paved street; Sidewalks

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Electric range
• Bedrooms: 1 bedroom
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present
• Interior features: Dishwasher; Disposal; Refrigerator; Electric range; Laundry closet; Carpet and ceramic tile flooring; Smoke detector(s)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $124k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Cap rate 8.6% 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 $857 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 $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $92k; 35% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,900

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.13% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 7.4

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
181 W Calle Del Ano	0.10mi	1/1.0	554 (0%)	0mo	$115,000	$208	95
102 Cll Del Tiempo	0.04mi	1/1.0	554 (0%)	5mo	$115,000	$208	94
148 W Calle Del Ano	0.14mi	1/1.0	554 (0%)	2mo	$119,000	$215	92
122 W Calle Del Ano	0.15mi	1/1.0	554 (0%)	2mo	$135,000	$244	91
100 W Calle Del Ano --	0.15mi	1/1.0	554 (0%)	3mo	$135,000	$244	90
130 W Calle Del Ano	0.13mi	1/1.0	554 (0%)	6mo	$115,000	$208	89
435 S Paseo Lobo Unit B	0.66mi	1/1.0	588 (+6%)	3mo	$95,000	$162	57
484 S La Canada Dr Unit B	0.65mi	1/1.0	588 (+6%)	3mo	$79,000	$134	57
482 S Paseo Pena Unit B	0.67mi	1/1.0	588 (+6%)	3mo	$127,000	$216	56
424 S Paseo Madera Unit B	0.69mi	1/1.0	588 (+6%)	5mo	$115,000	$196	53
457 S Paseo Quinta Unit B	0.71mi	1/1.0	588 (+6%)	5mo	$122,000	$207	53
380 S Paseo Cerro Unit C	0.72mi	1/1.0	588 (+6%)	5mo	$110,000	$187	52

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: $-1,248
• Equity at exit: $18,474

10-year hold

• IRR: 11.4%
• Equity multiple: 2.00×
• Total profit: $34,657
• Equity at exit: $10,713

Cash invested: $34,692 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$650
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$52
• HOA: −$115
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $236

Break-even live

Break-even rent $1,100

Max offer price $123,900

Occupancy floor 78%

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: $30,975
• Closing costs: $3,717
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
478 Paseo Madera Unit B Green Valley, AZ	1.0	1.0	588	$1,250	$2.13	23d	1	0.64mi
466 Paseo Madera Unit A Green Valley, AZ	2.0	1.0	696	$1,100	$1.58	17d	1	0.64mi
466 S Paseo Madera Green Valley, AZ	2.0	1.0	696	$2,300	$3.30	17d	1	0.64mi
90 W Camino Manzana Green Valley, AZ	1.0	1.0	588	$2,000	$3.40	23d	1	0.64mi
430 S Paseo Pena Green Valley, AZ	2.0	1.0	696	$1,025	$1.47	14d	1	0.73mi
321 S Paseo Madera Unit A Green Valley, AZ	2.0	1.0	696	$1,250	$1.80	23d	1	0.78mi
303 S Paseo Lobo Green Valley, AZ	2.0	1.0	696	$1,000	$1.44	23d	1	0.79mi
262 S Paseo Cerro Green Valley, AZ	1.0	1.0	588	$1,200	$2.04	2d	1	0.82mi
262 S Paseo Cerro Unit B Green Valley, AZ	1.0	1.0	588	$1,200	$2.04	23d	1	0.82mi
133 S Paseo Pena Green Valley, AZ	1.0	1.0	588	$1,095	$1.86	2d	1	0.99mi
174 S Paseo Tierra Green Valley, AZ	1.0	1.0	588	$1,100	$1.87	1d	1	1.03mi
132 S Paseo Sarta Green Valley, AZ	1.0	1.0	588	$2,000	$3.40	1d	1	1.04mi

HOA detail

• Monthly dues: $115 · $1,380/yr
• Likely covers: watertrashroofpool

Listing history 10 events

1. 2026-06-18
   days on market $123,900 Active 12 DOM
2. 2026-06-17
   days on market $123,900 Active 11 DOM
3. 2026-06-16
   days on market $123,900 Active 10 DOM
4. 2026-06-15
   days on market $123,900 Active 9 DOM
5. 2026-06-13
   days on market $123,900 Active 7 DOM
6. 2026-06-10
   days on market $123,900 Active 4 DOM
7. 2026-06-09
   days on market $123,900 Active 3 DOM
8. 2026-06-08
   days on market $123,900 Active 2 DOM
9. 2026-06-07
   remarks 698-char remark
10. 2026-06-07
    listed $123,900 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: $631 · $53/mo
• Projected year-2 tax: $818 · $68/mo
• Expected delta: +$186/yr (+$16/mo · 29.5%)

ⓘ 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 · 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: $16,788
• − Mortgage interest: −$6,940
• − Property taxes: −$631
• − Insurance: −$620
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − HOA: −$1,380
• − Depreciation: −$3,604
• Taxable income: $926
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $2,612/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

+380.2% since first listed

17 events — show timeline

• 2026-06-06 Listed $123,900 MLSSAZ
• 2025-11-11 Listing Removed — MLSSAZ
• 2025-09-23 Listed $123,900 MLSSAZ
• 2021-07-22 Sold (Public Records) $92,000 Public Records
• 2021-07-22 Sold (MLS) $92,000 MLSSAZ
• 2021-07-04 Contingent — MLSSAZ
• 2021-07-01 Listed $94,000 MLSSAZ
• 2015-09-28 Sold (Public Records) $36,500 Public Records
• 2015-09-28 Sold (MLS) $36,500 MLSSAZ
• 2015-09-28 Sold (MLS) $36,500 MLSSAZ
• 2015-09-02 Pending — MLSSAZ
• 2015-08-26 Price Changed $38,000 MLSSAZ
• 2015-05-30 Price Changed $42,000 MLSSAZ
• 2015-04-19 Listed $49,000 MLSSAZ
• 2011-10-31 Sold (Public Records) $40,000 Public Records
• 2011-10-31 Sold (MLS) $40,000 MLSSAZ
• 1989-07-31 Sold (Public Records) $25,800 Public Records

Property tax history

+3.7%/yr

Latest (2025): $631 · +9.0% YoY. Source: county tax records.