1505 W Via Del Jarrito · Green Valley, AZ 85622

$249,000

2 bd · 2.0 ba · 1,017 sqft · Condo public records · 110 Days on market

Built 1985 $46/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 +10.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

A clean furnished townhome with mountain view. Close to Green Valey Recreation center, Elks, shopping, many churches and medical help. Ceramic tile in kitchen and foyer, skylight in eat in kitchen, big back patio with fountain and low care desert plantings. Includes full year of American Home Shield Warranty. On south side of street. Reverse osmosis & water softener included. Excellent price for neighborhood.

Key facts

• Custom cabinetry
• Quartz countertops
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• DESIGNER BACKSPLASH
• EXPANDED KITCHEN

Property features AI

Finance

• Other: Road maintained by HOA
• HOA & community: Has association; HOA fee $46 annually (covers common area and street maintenance); Community amenities: Pool, tennis courts, fitness center, recreation center

Exterior

• Parking: Attached garage with 1 covered space; Garage door opener; Attached garage cabinets
• Security: Wrought iron security door; Smoke detectors
• Utilities: Public water; Sewer connected
• Home design: Townhouse; Single-level; Level access; Faces west
• Construction: Slump block construction; Built-up roof; Built in (year not provided)
• Exterior features: Covered paver patio; Block fencing; Decorative gravel landscaping; Sprinklers in front; Borders common area; East/West exposure; Paved street

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range; Microwave; Lazy Susan; Reverse osmosis water purifier
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas pack forced air heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Skylights; Double-pane windows; Wrought iron security door; Smoke detectors
• Laundry & utility: Stacked washer/dryer space in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (27.6% below list).
• Recommended offer: $180k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.5% in Green Valley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 112 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• In year one you build about $2k of equity ($2k loan paydown + $410 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 110 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $21k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $249k implies a 150% gain — meaningful room to come down on a strong offer.

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 $180,281 (27.6% 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 110 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 11.5

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: -4.2%
• Equity multiple: 0.80×
• Total profit: $-13,876
• Equity at exit: $74,357

10-year hold

• IRR: 1.5%
• Equity multiple: 1.17×
• Total profit: $11,600
• Equity at exit: $91,037

Cash invested: $69,720 (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: 112
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$101 /mo · $1,216/yr
• Insurance: −$104
• HOA: −$46
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-133

Break-even live

Break-even rent $1,971

Max offer price $225,562

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-62	+0% $-133	+5% $-203	+10% $-274
Rent	-10% $-275	-5% $-204	+0% $-133	+5% $-61	+10% $10
Rate	-1.0pp $-7	-0.5pp $-69	base $-133	+0.5pp $-197	+1.0pp $-263

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1430 W Camino Lucientes Green Valley, AZ	2.0	2.0	1026	$1,500	$1.46	24d	1	0.18mi
1400 Placita Apache Unit X Green Valley, AZ	2.0	2.0	987	$1,500	$1.52	24d	1	0.24mi
2807 S Calle Trafalgar Unit NA Green Valley, AZ	2.0	2.0	966	$1,650	$1.71	24d	1	0.35mi
1098 W Camino Sagasta Green Valley, AZ	2.0	2.0	1117	$2,600	$2.33	24d	1	0.49mi
2780 S Camino Iturbide Green Valley, AZ	2.0	2.0	1432	$1,800	$1.26	2d	1	0.60mi
1230 W Camino del Pato Green Valley, AZ	2.0	2.0	1060	$3,200	$3.02	18d	1	0.69mi
3689 S Avenida de Encino Green Valley, AZ	2.0	2.0	1287	$1,650	$1.28	3d	1	1.00mi

HOA detail condo

• Monthly dues: $46 · $552/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-05-22
   status Pending
2. 2026-04-25
   historical Active Contingent
3. 2026-04-08
   price $249,000
4. 2026-03-10
   status Active
5. 2026-03-10
   price $259,000
6. 2026-03-09
   historical Active Contingent
7. 2026-02-01
   listed $269,700 Active
8. 2015-04-06
   historical 416-char remark

   Show marketing remark (416 chars)

   A clean furnished townhome with mountain view. Close to Green Valey Recreation center, Elks, shopping, many churches and medical help. Ceramic tile in kitchen and foyer, skylight in eat in kitchen, big back patio with fountain and low care desert plantings. Includes full year of American Home Shield Warranty. On south side of street. Reverse osmosis & water softener included. Excellent price for neighborhood.

9. 2015-03-31
   soldstatus $99,500 Closed 415-char remark

   Show marketing remark (416 chars)

   A clean furnished townhome with mountain view. Close to Green Valey Recreation center, Elks, shopping, many churches and medical help. Ceramic tile in kitchen and foyer, skylight in eat in kitchen, big back patio with fountain and low care desert plantings. Includes full year of American Home Shield Warranty. On south side of street. Reverse osmosis & water softener included. Excellent price for neighborhood.

10. 2015-03-31
    soldstatus $99,500 Closed 416-char remark

    Show marketing remark (416 chars)

    A clean furnished townhome with mountain view. Close to Green Valey Recreation center, Elks, shopping, many churches and medical help. Ceramic tile in kitchen and foyer, skylight in eat in kitchen, big back patio with fountain and low care desert plantings. Includes full year of American Home Shield Warranty. On south side of street. Reverse osmosis & water softener included. Excellent price for neighborhood.

11. 2015-03-31
    soldstatus $99,500

    Show marketing remark (416 chars)

    A clean furnished townhome with mountain view. Close to Green Valey Recreation center, Elks, shopping, many churches and medical help. Ceramic tile in kitchen and foyer, skylight in eat in kitchen, big back patio with fountain and low care desert plantings. Includes full year of American Home Shield Warranty. On south side of street. Reverse osmosis & water softener included. Excellent price for neighborhood.

12. 2014-11-22
    listed $119,500 Active 416-char remark

    Show marketing remark (416 chars)

    A clean furnished townhome with mountain view. Close to Green Valey Recreation center, Elks, shopping, many churches and medical help. Ceramic tile in kitchen and foyer, skylight in eat in kitchen, big back patio with fountain and low care desert plantings. Includes full year of American Home Shield Warranty. On south side of street. Reverse osmosis & water softener included. Excellent price for neighborhood.

13. 2007-04-30
    soldstatus $182,900
14. 1998-03-02
    soldstatus $89,000
15. 1992-06-16
    soldstatus $65,000

ⓘ 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: $1,216 · $101/mo
• Projected year-2 tax: $1,643 · $137/mo
• Expected delta: +$427/yr (+$36/mo · 35.1%)

ⓘ 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: $21,634
• − Mortgage interest: −$13,948
• − Property taxes: −$1,216
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − HOA: −$552
• − Depreciation: −$7,244
• Taxable loss: −$6,033
• Est. tax savings @ 24.0%: +$1,448
• After-tax cash flow: $-144/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

+283.1% since first listed

15 events — show timeline

• 2026-05-22 Pending — MLSSAZ
• 2026-04-25 Contingent — MLSSAZ
• 2026-04-08 Price Changed $249,000 MLSSAZ
• 2026-03-10 Relisted — MLSSAZ
• 2026-03-10 Price Changed $259,000 MLSSAZ
• 2026-03-09 Contingent — MLSSAZ
• 2026-02-01 Listed $269,700 MLSSAZ
• 2015-04-06 Listing Removed — MLSSAZ
• 2015-03-31 Sold (Public Records) $99,500 Public Records
• 2015-03-31 Sold (MLS) $99,500 MLSSAZ
• 2015-03-31 Sold (MLS) $99,500 MLSSAZ
• 2014-11-22 Listed $119,500 MLSSAZ
• 2007-04-30 Sold (Public Records) $182,900 Public Records
• 1998-03-02 Sold (Public Records) $89,000 Public Records
• 1992-06-16 Sold (Public Records) $65,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,216 · +9.0% YoY. Source: county tax records.