1798 Salvador Ct · Rio Rico, AZ 85648

$255,000

3 bd · 2.0 ba · 1,427 sqft · SingleFamily public records · 66 Days on market

Built 2022 10,454 sqft lot $179/sqft · at area comps Est $251k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• ARV discount +6.8/15.0
• Livability +3.2/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +1.7/10.0

Listing remarks MLS

Welcome to this charming single-story home tucked away on a quiet cul-de-sac in Rio Rico. Offering 3 bedrooms, 2 bathrooms, and 1,427 square feet, this home features a functional layout with wood look tile flooring throughout for a seamless, low maintenance living space. The kitchen is equipped with light oak cabinetry, granite countertops, and stainless steel appliances, opening to the main living areas for easy everyday living. All bedrooms are generously sized, and both bathrooms carry through the same cohesive finishes with granite countertops and oak cabinets. The guest bathroom includes a tub/shower combination with a tile surround, while the primary suite features a custom tile shower. Enjoy outdoor living under the covered back patio, along with a nicely landscaped front yard and a 2-car garage. Located on a peaceful street, this home offers comfort, simplicity, and move in ready appeal.

Key facts

• Custom tile shower
• Covered back patio
• Light oak cabinetry

Tags

• WOOD LOOK TILE FLOORING
• LIGHT OAK CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CUSTOM TILE SHOWER
• COVERED BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-202 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (28.5% below list).
• Recommended offer: $182k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.1% in Rio Rico — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#115 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, crime F.
• Santa Cruz Valley Unified District (4458) (town): math 12% / reading 26% proficiency, ranked #184 of 249 in AZ (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: San Cayetano Elementary School (math 2% / reading 32%, grade F, #810 of 1,109 statewide, top 73%, 393 students, 69% FRL); Coatimundi Middle School (math 16% / reading 32%, grade F, #109 of 218 statewide, top 51%, 473 students, 69% FRL); Rio Rico High School (math 13% / reading 21%, grade F, #252 of 381 statewide, top 67%, 1,414 students, 72% FRL).
• Market conditions: 414 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 340 units permitted in Santa Cruz County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Santa Cruz County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 6 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 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 $182,287 (28.5% 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 66 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 0.71% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 11.7

CMA / ARV

• ARV (median comp): $251,073
• List price: $255,000
• Delta: 1.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Via Venezuela	0.27mi	3/2.0	1,395 (-2%)	3mo	$250,000	$179	81
1832 Via Nevada	0.19mi	3/2.0	1,530 (+7%)	2mo	$265,000	$173	78
1866 Circulo Girasol	0.34mi	3/2.0	1,368 (-4%)	3mo	$230,000	$168	75
144 Calle Victoria	0.16mi	3/2.0	1,585 (+11%)	1mo	$255,000	$161	73
101 Habana Ct	0.51mi	3/2.0	1,395 (-2%)	3mo	$250,000	$179	70
1848 Rosalia Ct	0.39mi	2/2.0 (-1)	1,357 (-5%)	2mo	$258,000	$190	66
1868 Atajo Ct	0.62mi	3/2.0	1,400 (-2%)	2mo	$265,000	$189	66
1851 Tijuana Ct	0.51mi	3/2.0	1,300 (-9%)	3mo	$237,000	$182	59
1847 Silver Ct	0.65mi	3/2.0	1,300 (-9%)	2mo	$245,000	$188	53
1773 Calle Arabe	0.68mi	3/2.0	1,568 (+10%)	2mo	$290,000	$185	50
1800 Calle Abelardo	0.72mi	3/2.0	1,607 (+13%)	2mo	$336,900	$210	44
241 Cereza Ct	0.72mi	3/2.0	1,621 (+14%)	3mo	$310,000	$191	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.76×
• Total profit: $125,939
• Equity at exit: $229,724

10-year hold

• IRR: 19.7%
• Equity multiple: 6.33×
• Total profit: $380,918
• Equity at exit: $495,409

Cash invested: $71,400 (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 85648

• Home prices YoY: 21.0%
• Active inventory: 414
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$199 /mo · $2,388/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-202

Break-even live

Break-even rent $2,079

Max offer price $219,235

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-130	+0% $-202	+5% $-275	+10% $-347
Rent	-10% $-346	-5% $-274	+0% $-202	+5% $-130	+10% $-58
Rate	-1.0pp $-74	-0.5pp $-138	base $-202	+0.5pp $-269	+1.0pp $-336

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Alemania Ct Rio Rico, AZ	3.0	2.0	1340	$1,500	$1.12	12d	1	0.19mi
1859 Tijuana Ct Rio Rico, AZ	2.0	2.0	1233	$1,600	$1.30	0d	1	0.51mi
1878 Circulo Girasol Rio Rico, AZ	3.0	2.0	1584	$1,700	$1.07	0d	1	0.51mi
117 Vereda Patria Rio Rico, AZ	3.0	2.0	1567	$2,500	$1.60	0d	1	0.55mi
1808 Cajeme Ct Rio Rico, AZ	4.0	2.0	1725	$1,850	$1.07	0d	1	0.99mi
1731 Avenida Pastor Rio Rico, AZ	3.0	2.0	1568	$1,800	$1.15	0d	1	1.16mi
65 Avenida Pastor Rio Rico, AZ	3.0	2.0	1406	$2,200	$1.56	4d	1	1.38mi
54 Camino Olympia Rio Rico, AZ	3.0	2.0	1556	$1,800	$1.16	4d	1	1.45mi

Listing history 35 events

1. 2026-06-22
   days on market $255,000 Active 66 DOM
2. 2026-06-21
   days on market $255,000 Active 65 DOM
3. 2026-06-18
   days on market $255,000 Active 62 DOM
4. 2026-06-17
   days on market $255,000 Active 61 DOM
5. 2026-06-16
   days on market $255,000 Active 60 DOM
6. 2026-06-15
   days on market $255,000 Active 59 DOM
7. 2026-06-13
   days on market $255,000 Active 57 DOM
8. 2026-06-10
   days on market $255,000 Active 54 DOM
9. 2026-06-09
   days on market $255,000 Active 53 DOM
10. 2026-06-08
    days on market $255,000 Active 52 DOM
11. 2026-06-07
    days on market $255,000 Active 51 DOM
12. 2026-06-05
    days on market $255,000 Active 48 DOM
13. 2026-06-03
    days on market $255,000 Active 47 DOM
14. 2026-06-02
    days on market $255,000 Active 46 DOM
15. 2026-06-01
    days on market $255,000 Active 45 DOM
16. 2026-05-31
    days on market $255,000 Active 44 DOM
17. 2026-04-17
    listed $255,000 Active 909-char remark

    Show marketing remark (909 chars)

    Welcome to this charming single-story home tucked away on a quiet cul-de-sac in Rio Rico. Offering 3 bedrooms, 2 bathrooms, and 1,427 square feet, this home features a functional layout with wood look tile flooring throughout for a seamless, low maintenance living space. The kitchen is equipped with light oak cabinetry, granite countertops, and stainless steel appliances, opening to the main living areas for easy everyday living. All bedrooms are generously sized, and both bathrooms carry through the same cohesive finishes with granite countertops and oak cabinets. The guest bathroom includes a tub/shower combination with a tile surround, while the primary suite features a custom tile shower. Enjoy outdoor living under the covered back patio, along with a nicely landscaped front yard and a 2-car garage. Located on a peaceful street, this home offers comfort, simplicity, and move in ready appeal.

18. 2024-03-26
    status Pending 510-char remark

    Show marketing remark (510 chars)

    This newly constructed 3-bedroom, 2-bathroom gem offers 1,405 square feet of well-appointed living space, making it the perfect canvas for your dreams. The quarter acre lot is located in a quiet and secluded neighborhood, gives added privacy and tranquility. This home is ready to welcome you and your family, offering both comfort and convenience. Don't miss the opportunity to make this charming property your own and enjoy the beautiful mountain views and comfort that comes with living in a brand new home!

19. 2024-03-26
    soldstatus $240,000 Closed 510-char remark

    Show marketing remark (510 chars)

    This newly constructed 3-bedroom, 2-bathroom gem offers 1,405 square feet of well-appointed living space, making it the perfect canvas for your dreams. The quarter acre lot is located in a quiet and secluded neighborhood, gives added privacy and tranquility. This home is ready to welcome you and your family, offering both comfort and convenience. Don't miss the opportunity to make this charming property your own and enjoy the beautiful mountain views and comfort that comes with living in a brand new home!

20. 2024-03-26
    soldstatus $240,000

    Show marketing remark (510 chars)

    This newly constructed 3-bedroom, 2-bathroom gem offers 1,405 square feet of well-appointed living space, making it the perfect canvas for your dreams. The quarter acre lot is located in a quiet and secluded neighborhood, gives added privacy and tranquility. This home is ready to welcome you and your family, offering both comfort and convenience. Don't miss the opportunity to make this charming property your own and enjoy the beautiful mountain views and comfort that comes with living in a brand new home!

21. 2024-02-27
    historical Active Contingent 510-char remark

    Show marketing remark (510 chars)

    This newly constructed 3-bedroom, 2-bathroom gem offers 1,405 square feet of well-appointed living space, making it the perfect canvas for your dreams. The quarter acre lot is located in a quiet and secluded neighborhood, gives added privacy and tranquility. This home is ready to welcome you and your family, offering both comfort and convenience. Don't miss the opportunity to make this charming property your own and enjoy the beautiful mountain views and comfort that comes with living in a brand new home!

22. 2024-01-04
    price $250,000 510-char remark

    Show marketing remark (510 chars)

    This newly constructed 3-bedroom, 2-bathroom gem offers 1,405 square feet of well-appointed living space, making it the perfect canvas for your dreams. The quarter acre lot is located in a quiet and secluded neighborhood, gives added privacy and tranquility. This home is ready to welcome you and your family, offering both comfort and convenience. Don't miss the opportunity to make this charming property your own and enjoy the beautiful mountain views and comfort that comes with living in a brand new home!

23. 2023-12-14
    listed $259,900 Active 510-char remark

    Show marketing remark (510 chars)

    This newly constructed 3-bedroom, 2-bathroom gem offers 1,405 square feet of well-appointed living space, making it the perfect canvas for your dreams. The quarter acre lot is located in a quiet and secluded neighborhood, gives added privacy and tranquility. This home is ready to welcome you and your family, offering both comfort and convenience. Don't miss the opportunity to make this charming property your own and enjoy the beautiful mountain views and comfort that comes with living in a brand new home!

24. 2023-12-12
    historical
25. 2023-11-13
    price $253,000
26. 2023-10-11
    price $262,000
27. 2023-10-03
    price $268,000
28. 2023-08-24
    listed $272,000 Active
29. 2023-05-27
    historical
30. 2023-04-04
    status Active
31. 2023-04-01
    status Active
32. 2023-04-01
    historical
33. 2023-04-01
    historical
34. 2023-03-30
    listed $273,000 Active
35. 2021-12-15
    soldstatus $15,000

ⓘ 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: $2,388 · $199/mo
• Projected year-2 tax: $2,388 · $199/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°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: $21,874
• − Mortgage interest: −$14,284
• − Property taxes: −$2,388
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$7,418
• Taxable loss: −$6,991
• Est. tax savings @ 24.0%: +$1,678
• After-tax cash flow: $-752/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: Santa Cruz Valley Unified District (4458)
• NCES district ID: 0407520
• Math proficiency: 12% ▼ -19.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $48,019
• Composite: 16.84/100
• National rank: #9147
• State rank: #184 of 249 in AZ

Livability — Rio Rico

• Score: 63/100
• State rank: #115
• US rank: #15321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rio Rico, AZ
• County: Santa Cruz County · 22,118 people
• City population: 22,118
• Metro: Nogales, AZ
• Population (ZIP): 22,118
• Household income: $61,519
• Rent vs Own: 14.9% rent · 85.1% own
• Severe rent burden: 407.0

Population outlook (Santa Cruz County) Hauer SSP2

• Today (2025): 43,796 people
• By 2030: 42,097 · -3.9%
• By 2040: 38,235 · -12.7%
• By 2050: 34,224 · -21.9%
• By 2075: 26,014 · -40.6%
• By 2100: 18,165 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 48% White 12%
• Hispanic origin (detail): Mexican 83%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 30% · Canada
• Languages at home: 21% English-only · Spanish 79%

Political lean MEDSL · Santa Cruz

• 2024 margin: D (+18.6) · D 58.9% · R 40.3%
• 2008→2024 swing: -12.7pp toward R · 2008: 31.3pp · 2024: 18.6pp
• All cycles: 2024: D+18.6 2020: D+35.5 2016: D+47.1 2012: D+37.8 2008: D+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 72.18%
• Current HPI: 415.2167
• Rent YoY: —
• Metro: Nogales, 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

+1600.0% since first listed

19 events — show timeline

• 2026-04-17 Listed $255,000 MLSSAZ
• 2024-03-26 Pending — MLSSAZ
• 2024-03-26 Sold (Public Records) $240,000 Public Records
• 2024-03-26 Sold (MLS) $240,000 MLSSAZ
• 2024-02-27 Contingent — MLSSAZ
• 2024-01-04 Price Changed $250,000 MLSSAZ
• 2023-12-14 Listed $259,900 MLSSAZ
• 2023-12-12 Listing Removed — MLSSAZ
• 2023-11-13 Price Changed $253,000 MLSSAZ
• 2023-10-11 Price Changed $262,000 MLSSAZ
• 2023-10-03 Price Changed $268,000 MLSSAZ
• 2023-08-24 Listed $272,000 MLSSAZ
• 2023-05-27 Listing Removed — MLSSAZ
• 2023-04-04 Relisted — MLSSAZ
• 2023-04-01 Relisted — MLSSAZ
• 2023-04-01 Listing Removed — MLSSAZ
• 2023-04-01 Listing Removed — MLSSAZ
• 2023-03-30 Listed $273,000 MLSSAZ
• 2021-12-15 Sold (Public Records) $15,000 Public Records

Property tax history

+23.8%/yr

Latest (2025): $2,388 · +6.5% YoY. Source: county tax records.