1009 W Calle Zoca · Sahuarita, AZ 85629

$329,000

5 bd · 2.0 ba · 2,046 sqft · SingleFamily public records · 52 Days on market

Built 2019 7,928 sqft lot $161/sqft · 16% below area Est $390k · 16% under $136/mo HOA · 5% of rent

---

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).

• ARV discount +14.5/15.0
• Cash flow +8.5/30.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful gem in Rancho Sahuarita built by Richmond American Homes! This spacious single story home offers 5 bedrooms and 3 full bathrooms, perfect for growing families or those who love extra space. The open concept layout features an oversized kitchen island, ideal for entertaining and everyday living. The primary suite includes a double vanity bathroom, providing comfort and functionality. Step outside to enjoy a charming front courtyard and a fully landscaped backyard ready for relaxation. Located in the highly desirable Rancho Sahuarita community, residents enjoy resort style amenities including a clubhouse, pools, parks, walking trails, fitness center, and more. A perfect blend of sp

Key facts

• Clubhouse
• Pools
• 7,928 sq ft lot

Tags

• OVERSIZED KITCHEN ISLAND
• CHARMING FRONT COURTYARD
• FULLY LANDSCAPED BACKYARD
• RANCHO SAHUARITA COMMUNITY
• CLUBHOUSE
• POOLS

Property features AI

Finance

• Other: Lot is subdivided (7,928 sq ft) with dimensions 46x35x71x135; Zoned Sahuarita - SP; Directions available to property
• HOA & community: Homeowners association with monthly fee; HOA amenities: clubhouse, pool, park; Association fee covers common area maintenance; Community features: pool, jogging/bike path, basketball court, fitness center, lighted athletic facilities, lake, paved streets, sidewalks, park

Exterior

• Parking: 2-car garage; 2 covered parking spaces; Garage door opener
• Security: Smoke detector(s)
• Utilities: Water from local water company; Sewer connected
• Home design: Single family residence; One story; Level (accessible); Faces east
• Construction: Frame with stucco exterior; Tile roof
• Exterior features: Patio; Gazebo; Block fencing; Decorative gravel; East/West exposure; Paved road

Interior

• Kitchen: Exhaust fan; Dishwasher; Disposal; Microwave
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Walk-in closets; Double pane windows; Smoke detectors
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (19.0% below list).
• Recommended offer: $267k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.7% in Sahuarita — 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 69/100 on livability (#43 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Sahuarita Unified District (4411) (town): math 32% / reading 46% proficiency, ranked #63 of 249 in AZ (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sahuarita Intermediate School (math 32% / reading 50%, grade F, #386 of 1,109 statewide, top 35%, 392 students, 36% FRL); Sahuarita Middle School (math 26% / reading 43%, grade F, #65 of 218 statewide, top 30%, 579 students, 40% FRL); Sahuarita High School (math 17% / reading 27%, grade F, #212 of 381 statewide, top 57%, 1,146 students, 38% FRL).
• Market conditions: Rents flat; 453 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $10k 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 52 days — a 3% lower offer ($319k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,613 (19.0% 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 52 days. Have you received any prior offers? Is the seller open to a 19% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.81% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.76%
• DSCR: 0.83
• GRM: 10.3

CMA / ARV

• ARV (median comp): $390,020
• List price: $329,000
• Delta: -15.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
951 W Calle Zoca	0.09mi	4/2.0 (-1)	2,076 (+2%)	6mo	$339,000	$163	83
960 W Calle Zoca	0.07mi	4/2.0 (-1)	1,878 (-8%)	5mo	$350,000	$186	74
981 W Calle Nimbo	0.34mi	4/2.0 (-1)	1,912 (-6%)	3mo	$356,000	$186	66
15434 S Calle Nopalera	0.37mi	4/3.0 (-1)	2,027 (-1%)	13mo	$395,000	$195	62
15440 S Calle Nopalera	0.36mi	4/3.0 (-1)	2,027 (-1%)	14mo	$380,000	$187	61
681 W Paseo Celestial	0.41mi	4/3.0 (-1)	2,042 (-0%)	14mo	$335,000	$164	60
973 W Calle Nimbo	0.34mi	4/2.0 (-1)	1,912 (-6%)	16mo	$370,000	$194	55
959 W Calle Nicoya	0.38mi	4/3.0 (-1)	2,027 (-1%)	23mo	$370,000	$183	52
358 W Paseo Celestial	0.70mi	4/3.0 (-1)	2,147 (+5%)	12mo	$335,000	$156	40
991 W Calle Monte Lindo	0.43mi	4/2.0 (-1)	1,790 (-12%)	17mo	$368,500	$206	40
389 W Calle La Bolita	0.68mi	4/2.0 (-1)	1,900 (-7%)	18mo	$330,000	$174	36
593 W Camino Curvitas	0.71mi	4/2.5 (-1)	1,762 (-14%)	21mo	$340,000	$193	20

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 · 0.31% rent growth · sell at horizon

5-year hold

• IRR: -25.8%
• Equity multiple: 0.15×
• Total profit: $-78,614
• Equity at exit: $49,055

10-year hold

• IRR: -35.0%
• Equity multiple: -0.29×
• Total profit: $-118,994
• Equity at exit: $28,446

Cash invested: $92,120 (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 85629

• Home prices YoY: -20.7%
• Rents YoY: 0.3%
• Active inventory: 453
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,666 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$397 /mo · $4,759/yr
• Insurance: −$137
• HOA: −$136
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $-289

Break-even live

Break-even rent $3,032

Max offer price $277,994

Occupancy floor —

Sensitivity live

Price	-10% $-102	-5% $-196	+0% $-289	+5% $-382	+10% $-475
Rent	-10% $-499	-5% $-394	+0% $-289	+5% $-183	+10% $-78
Rate	-1.0pp $-123	-0.5pp $-205	base $-289	+0.5pp $-374	+1.0pp $-461

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 W Camino Tunera Sahuarita, AZ	4.0	2.5	2756	$2,495	$0.91	5d	1	0.45mi
836 W Calle Falerno Sahuarita, AZ	4.0	2.0	1915	$2,175	$1.14	5d	1	0.89mi
16415 S Paseo La Daga Sahuarita, AZ	4.0	3.0	2162	$2,300	$1.06	45d	1	0.95mi
704 W Calle Vela Mayor Sahuarita, AZ	4.0	3.5	2685	$2,495	$0.93	5d	1	1.03mi
439 E Camino Nubes Blancas Sahuarita, AZ	4.0	2.0	2142	$2,100	$0.98	19d	1	1.20mi
15179 S Via Rancho Grande Sahuarita, AZ	5.0	3.0	2574	$2,850	$1.11	45d	1	1.23mi
15000 S Camino Rio Puerco Sahuarita, AZ	4.0	2.5	2486	$1,895	$0.76	16d	1	1.23mi
15258 S Camino del Velero Sahuarita, AZ	4.0	3.0	2237	$2,500	$1.12	45d	1	1.35mi

HOA detail

• Monthly dues: $136 · $1,632/yr
• Likely covers: poolgym

Listing history 18 events

1. 2026-06-21
   days on market $329,000 Active 52 DOM
2. 2026-06-18
   days on market $329,000 Active 49 DOM
3. 2026-06-17
   days on market $329,000 Active 48 DOM
4. 2026-06-16
   days on market $329,000 Active 47 DOM
5. 2026-06-15
   days on market $329,000 Active 46 DOM
6. 2026-06-13
   days on market $329,000 Active 44 DOM
7. 2026-06-13
   days on market $329,000 Active 43 DOM
8. 2026-06-10
   days on market $329,000 Active 41 DOM
9. 2026-06-09
   days on market $329,000 Active 40 DOM
10. 2026-06-08
    days on market $329,000 Active 39 DOM
11. 2026-06-07
    days on market $329,000 Active 38 DOM
12. 2026-06-05
    days on market $329,000 Active 35 DOM
13. 2026-06-03
    days on market $329,000 Active 34 DOM
14. 2026-06-02
    days on market $329,000 Active 33 DOM
15. 2026-06-01
    days on market $329,000 Active 32 DOM
16. 2026-05-31
    days on market $329,000 Active 31 DOM
17. 2026-04-30
    listed $329,000 Active 751-char remark
18. 2018-12-13
    soldstatus $2,406,000

ⓘ 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: $4,759 · $397/mo
• Projected year-2 tax: $4,759 · $397/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 20 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: $31,994
• − Mortgage interest: −$18,429
• − Property taxes: −$4,759
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,559
• − Management: −$2,559
• − HOA: −$1,632
• − Depreciation: −$9,571
• Taxable loss: −$9,161
• Est. tax savings @ 24.0%: +$2,199
• After-tax cash flow: $-1,266/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: Sahuarita Unified District (4411)
• NCES district ID: 0407300
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $63,564
• Composite: 34.91/100
• National rank: #5072
• State rank: #63 of 249 in AZ

Livability — Sahuarita

• Score: 69/100
• State rank: #43
• US rank: #8414

Category grades

Amenities F Commute F Cost of living B- Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sahuarita, AZ
• County: Pima County · 1,012,107 people
• City population: 31,668
• Metro: Tucson, AZ
• Population (ZIP): 31,668
• Household income: $109,253
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 220.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 54% Hispanic / Latino 37% Two or more races 17% Black 2% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 33% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 76% English-only · Spanish 21% Other Indo-European 1% Chinese 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: ▼ -61.38%
• Current HPI: 234.6422
• Rent YoY: ▲ 0.31%
• 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

-86.3% since first listed

2 events — show timeline

• 2026-04-30 Listed $329,000 MLSSAZ
• 2018-12-13 Sold (Public Records) $2,406,000 Public Records

Property tax history

+64.0%/yr

Latest (2025): $4,759 · +5.1% YoY. Source: county tax records.