2349 E Agapanthus St · Oro Valley, AZ 85755

$384,900

2 bd · 3.0 ba · 1,418 sqft · SingleFamily public records · 40 Days on market

Built 1994 7,100 sqft lot $271/sqft · 11% below area Est $431k · 11% under $219/mo HOA · 7% 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 +12.3/15.0
• Cash flow +9.6/30.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Del Webb Sabino plan on a corner lot,with a secluded rear yard with water feature and some mtn. views. Bay window in Master bedroom. Solar tube lighting in Masterbath.Attic fan,garage side door,white kitchen cabinets and newer appliances.Small computer room area off kitchen.Front and back yard just rerocked. Plus all the Sun City Vistoso community amenities to go along with a great house. Beautiful carefree aluminum ramada

Key facts

• Walk-in closet
• Natural light
• Bay window seating

Tags

• CORNER LOT
• OPEN GREAT ROOM
• BAY WINDOW SEATING
• WALK-IN CLOSET
• NATURAL LIGHT
• LARGE WINDOW TO BACKYARD

Property features AI

Finance

• HOA & community: Part of Sun City OV association; HOA dues (annual) of $219; HOA transfer fee of $370; HOA covers common area maintenance; Community amenities include clubhouse, pool, spa/hot tub, tennis courts, racquetball, putting green, basketball court, fitness center, athletic facilities, park, and pickleball

Exterior

• Parking: 2-car garage; 2 covered parking spaces; Garage door opener; Attached garage cabinets
• Security: Smoke detectors; Security lights; Wrought iron security door
• Utilities: Water provided by a water company; Sewer connected
• Home design: Single-family residence; One story; Faces south
• Construction: Frame with stucco exterior; Tile roof
• Exterior features: Covered patio; Paver patio; Ramada; Patio; Block fencing; Decorative gravel; Shrubs; Front sprinklers; Corner lot; North/South exposure; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Water softener; Tankless water heater
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Vaulted ceilings; Walk-in closets; Skylights; Bay windows; Double-pane windows; Satellite dish; Smoke detectors; Security lights; Wrought iron security door; Other bathroom modifications for accessibility
• Laundry & utility: Laundry sink in garage; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (21.3% below list).
• Recommended offer: $303k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.2% in Oro 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 81/100 on livability (#2 in AZ, #1,339 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute D, amenities F, cost of living D-.
• Amphitheater Unified District (4406) (suburban): math 32% / reading 40% proficiency, ranked #85 of 249 in AZ (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 232 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 32% of the median local income ($114k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 40 days — a 3% lower offer ($373k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $175k; list at $385k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $302,913 (21.3% 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 40 days. Have you received any prior offers? Is the seller open to a 21% 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $431,118
• List price: $384,900
• Delta: -10.72%
• 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
2283 E Indian Town Way	0.16mi	2/2.0	1,463 (+3%)	2mo	$397,000	$271	82
2330 E Montrose Canyon Dr	0.28mi	2/2.0	1,463 (+3%)	1mo	$395,000	$270	77
2395 E Nasturtium St	0.06mi	2/2.0	1,557 (+10%)	1mo	$390,000	$250	76
14166 N Forthcamp Ct	0.23mi	2/2.0	1,499 (+6%)	2mo	$420,000	$280	74
2199 E Jonquil St	0.39mi	2/2.0	1,395 (-2%)	2mo	$355,000	$254	74
14212 N Cirrus Hill Dr	0.34mi	2/2.0	1,386 (-2%)	3mo	$312,000	$225	74
14218 N Cirrus Hill Dr	0.35mi	2/2.0	1,499 (+6%)	2mo	$370,000	$247	68
2247 E Jonquil St	0.37mi	2/2.0	1,298 (-8%)	2mo	$325,000	$250	63
2255 E Montrose Canyon Dr	0.20mi	2/2.0	1,221 (-14%)	3mo	$345,000	$283	61
14350 N Rusty Gate Trl	0.64mi	2/2.0	1,464 (+3%)	3mo	$315,000	$215	58
13672 N Tom Ryans Way	0.64mi	2/2.0	1,305 (-8%)	3mo	$444,000	$340	50
1631 E Firefly Ct	0.69mi	2/2.0	1,598 (+13%)	2mo	$387,500	$242	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-78,838
• Equity at exit: $57,390

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-89,742
• Equity at exit: $33,279

Cash invested: $107,772 (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 85755

• Home prices YoY: -20.4%
• Active inventory: 232
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,029 high
• Mortgage (P&I): −$2,018
• Tax from tax record: −$254 /mo · $3,053/yr
• Insurance: −$160
• HOA: −$219
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $-259

Break-even live

Break-even rent $3,357

Max offer price $339,110

Occupancy floor —

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: $96,225
• Closing costs: $11,547
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14269 N Trade Winds Way Oro Valley, AZ	2.0	2.0	1190	$2,750	$2.31	44d	1	0.38mi
14274 N Trade Winds Way Oro Valley, AZ	2.0	2.0	1499	$4,000	$2.67	44d	1	0.38mi
14248 N Cirrus Hill Dr Oro Valley, AZ	2.0	2.0	1499	$3,800	$2.54	44d	1	0.40mi
13385 N Vistoso Bluff Pl Oro Valley, AZ	3.0	2.0	1265	$1,795	$1.42	24d	1	0.86mi
13299 N Wide View Dr Oro Valley, AZ	3.0	2.0	1495	$2,950	$1.97	44d	1	0.96mi
14734 N Burntwood Dr Oro Valley, AZ	2.0	2.0	1846	$2,800	$1.52	44d	1	0.98mi
14175 N Buckingham Dr Oro Valley, AZ	2.0	2.0	1563	$1,995	$1.28	44d	1	1.08mi
14256 N Greenspun Pl Oro Valley, AZ	2.0	2.0	1635	$2,500	$1.53	44d	1	1.20mi
14582 N Alamo Canyon Dr Unit 14582 Oro Valley, AZ	2.0	2.0	1524	$3,400	$2.23	21d	1	1.38mi
14582 N Alamo Canyon Dr Oro Valley, AZ	2.0	2.0	1524	$3,400	$2.23	44d	1	1.39mi

HOA detail

• Monthly dues: $219 · $2,628/yr
• Likely covers: water

Listing history 13 events

1. 2026-06-03
   days on market $384,900 Active 40 DOM
2. 2026-06-02
   days on market $384,900 Active 39 DOM
3. 2026-06-01
   days on market $384,900 Active 38 DOM
4. 2026-05-31
   statusdays on market $384,900 Active 37 DOM
5. 2026-05-08
   price $384,900 1337-char remark
6. 2026-04-24
   listed $389,900 Active 1337-char remark
7. 2012-05-18
   soldstatus $175,000 426-char remark

   Show marketing remark (426 chars)

   Del Webb Sabino plan on a corner lot,with a secluded rear yard with water feature and some mtn. views. Bay window in Master bedroom. Solar tube lighting in Masterbath.Attic fan,garage side door,white kitchen cabinets and newer appliances.Small computer room area off kitchen.Front and back yard just rerocked. Plus all the Sun City Vistoso community amenities to go along with a great house. Beautiful carefree aluminum ramada

8. 2012-05-18
   soldstatus $175,000

   Show marketing remark (426 chars)

   Del Webb Sabino plan on a corner lot,with a secluded rear yard with water feature and some mtn. views. Bay window in Master bedroom. Solar tube lighting in Masterbath.Attic fan,garage side door,white kitchen cabinets and newer appliances.Small computer room area off kitchen.Front and back yard just rerocked. Plus all the Sun City Vistoso community amenities to go along with a great house. Beautiful carefree aluminum ramada

9. 2012-04-23
   historical 426-char remark

   Show marketing remark (426 chars)

   Del Webb Sabino plan on a corner lot,with a secluded rear yard with water feature and some mtn. views. Bay window in Master bedroom. Solar tube lighting in Masterbath.Attic fan,garage side door,white kitchen cabinets and newer appliances.Small computer room area off kitchen.Front and back yard just rerocked. Plus all the Sun City Vistoso community amenities to go along with a great house. Beautiful carefree aluminum ramada

10. 2012-02-14
    listed $185,000 426-char remark

    Show marketing remark (426 chars)

    Del Webb Sabino plan on a corner lot,with a secluded rear yard with water feature and some mtn. views. Bay window in Master bedroom. Solar tube lighting in Masterbath.Attic fan,garage side door,white kitchen cabinets and newer appliances.Small computer room area off kitchen.Front and back yard just rerocked. Plus all the Sun City Vistoso community amenities to go along with a great house. Beautiful carefree aluminum ramada

11. 2003-02-25
    soldstatus $150,000
12. 1994-03-02
    soldstatus $119,290
13. 1994-02-01
    soldstatus $119,290

ⓘ 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: $3,053 · $254/mo
• Projected year-2 tax: $3,053 · $254/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥105°F today · 17 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: $36,350
• − Mortgage interest: −$21,560
• − Property taxes: −$3,053
• − Insurance: −$1,924
• − Repairs & maintenance: −$2,908
• − Management: −$2,908
• − HOA: −$2,628
• − Depreciation: −$11,197
• Taxable loss: −$9,829
• Est. tax savings @ 24.0%: +$2,359
• 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: Amphitheater Unified District (4406)
• NCES district ID: 0400680
• Math proficiency: 32% ▼ -13.00%
• Reading proficiency: 40% ▼ -8.00%
• Median HH income: $46,524
• Composite: 30.82/100
• National rank: #6135
• State rank: #85 of 249 in AZ

Livability — Oro Valley

• Score: 81/100
• State rank: #2
• US rank: #1339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oro Valley, AZ
• County: Pima County · 1,012,107 people
• City population: 41,345
• Metro: Tucson, AZ
• Population (ZIP): 18,560
• Household income: $113,831
• Rent vs Own: 10.4% rent · 89.6% own
• Severe rent burden: 211.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 10% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Lithuanian 7% Romanian 3% Italian 3%
• Foreign-born: 11% · Canada, China
• Languages at home: 86% English-only · Spanish 5% French/Haitian/Cajun 3% Tagalog/Filipino 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: ▼ -64.99%
• Current HPI: 254.1505
• Rent YoY: —
• 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

+222.7% since first listed

12 events — show timeline

• 2026-06-04 Listing Removed — MLSSAZ
• 2026-05-30 Relisted — MLSSAZ
• 2026-05-26 Contingent — MLSSAZ
• 2026-05-08 Price Changed $384,900 MLSSAZ
• 2026-04-24 Listed $389,900 MLSSAZ
• 2012-05-18 Sold (Public Records) $175,000 Public Records
• 2012-05-18 Sold (MLS) $175,000 MLSSAZ
• 2012-04-23 Listing Removed — MLSSAZ
• 2012-02-14 Listed $185,000 MLSSAZ
• 2003-02-25 Sold (Public Records) $150,000 Public Records
• 1994-03-02 Sold (Public Records) $119,290 Public Records
• 1994-02-01 Sold (Public Records) $119,290 Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,053 · +4.4% YoY. Source: county tax records.