737 W Calle Taja · Sahuarita, AZ 85629

$334,990

5 bd · 3.0 ba · 2,179 sqft · Land · 60 Days on market

Built 2026 8,276 sqft lot $154/sqft · 7% below area Est $359k · 7% under $125/mo HOA · 5% of rent ↓ 3% since listing

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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).

• ARV discount +10.5/15.0
• Cash flow +7.9/30.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

5 Bed | 3 Bath | 2 Bay | 2179 sqft

Key facts

• Contemporary kitchen
• Quartz counters
• Sage floor plan

Tags

• SAGE FLOOR PLAN
• OPEN LAYOUT
• GREAT ROOM
• CONTEMPORARY KITCHEN
• QUARTZ COUNTERS
• LG APPLIANCES

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $335k.

Deal economics

• At list price, monthly cash flow is $-364 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (21.6% below list).
• Recommended offer: $263k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 60 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $262,777 (21.6% 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 60 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.66%
• DSCR: 0.79
• GRM: 10.6

CMA / ARV

• ARV (median comp): $358,990
• List price: $334,990
• Delta: -6.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.31% rent growth · sell at horizon

5-year hold

• IRR: -27.4%
• Equity multiple: 0.10×
• Total profit: $-84,282
• Equity at exit: $49,948

10-year hold

• IRR: -40.1%
• Equity multiple: -0.38×
• Total profit: $-129,711
• Equity at exit: $28,964

Cash invested: $93,797 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,628 medium
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• HOA: −$125
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-364

Break-even live

Break-even rent $3,089

Max offer price $282,304

Occupancy floor —

Sensitivity live

Price	-10% $-133	-5% $-248	+0% $-364	+5% $-480	+10% $-596
Rent	-10% $-572	-5% $-468	+0% $-364	+5% $-260	+10% $-157
Rate	-1.0pp $-195	-0.5pp $-279	base $-364	+0.5pp $-451	+1.0pp $-539

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: $83,748
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 W Calle Vela Mayor Sahuarita, AZ	4.0	3.5	2685	$2,495	$0.93	5d	1	0.70mi
836 W Calle Falerno Sahuarita, AZ	4.0	2.0	1915	$2,175	$1.14	5d	1	0.81mi
16415 S Paseo La Daga Sahuarita, AZ	4.0	3.0	2162	$2,300	$1.06	45d	1	0.85mi
17741 S Silent Meadows Path Sahuarita, AZ	4.0	3.0	2431	$2,200	$0.90	3d	1	0.98mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 10 events

1. 2026-06-01
   statusdays on market $334,990 Pending 60 DOM
2. 2026-05-31
   days on market $334,990 Active 59 DOM
3. 2026-05-16
   status Active 34-char remark

   Show marketing remark (34 chars)

   5 Bed | 3 Bath | 2 Bay | 2179 sqft

4. 2026-05-11
   historical 34-char remark

   Show marketing remark (34 chars)

   5 Bed | 3 Bath | 2 Bay | 2179 sqft

5. 2026-04-20
   price $334,990 34-char remark

   Show marketing remark (586 chars)

   Discover your dream home in Entrada Del Toro! Introducing the Sage Floor Plan--a two-story design blending modern convenience with elegant features. The main level offers an open layout with a great room, dining area, and contemporary kitchen featuring quartz counters and LG appliances. A versatile flex space can serve as a home office or extra living area. Upstairs, find three spacious bedrooms, including a primary suite with walk-in closet and ensuite bath with double vanity. Each bedroom provides comfort and privacy. Plus, enjoy a 2-bay garage and thoughtful design throughout.

6. 2026-04-20
   price $334,990 586-char remark

   Show marketing remark (586 chars)

   Discover your dream home in Entrada Del Toro! Introducing the Sage Floor Plan--a two-story design blending modern convenience with elegant features. The main level offers an open layout with a great room, dining area, and contemporary kitchen featuring quartz counters and LG appliances. A versatile flex space can serve as a home office or extra living area. Upstairs, find three spacious bedrooms, including a primary suite with walk-in closet and ensuite bath with double vanity. Each bedroom provides comfort and privacy. Plus, enjoy a 2-bay garage and thoughtful design throughout.

7. 2026-04-06
   price $336,990 586-char remark

   Show marketing remark (34 chars)

   5 Bed | 3 Bath | 2 Bay | 2179 sqft

8. 2026-04-06
   price $336,990 34-char remark

   Show marketing remark (34 chars)

   5 Bed | 3 Bath | 2 Bay | 2179 sqft

9. 2026-04-03
   listed $344,990 Active 34-char remark

   Show marketing remark (34 chars)

   5 Bed | 3 Bath | 2 Bay | 2179 sqft

10. 2026-04-02
    listed $344,990 Active 586-char remark

    Show marketing remark (586 chars)

    Discover your dream home in Entrada Del Toro! Introducing the Sage Floor Plan--a two-story design blending modern convenience with elegant features. The main level offers an open layout with a great room, dining area, and contemporary kitchen featuring quartz counters and LG appliances. A versatile flex space can serve as a home office or extra living area. Upstairs, find three spacious bedrooms, including a primary suite with walk-in closet and ensuite bath with double vanity. Each bedroom provides comfort and privacy. Plus, enjoy a 2-bay garage and thoughtful design throughout.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,533
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,523
• − Management: −$2,523
• − HOA: −$1,500
• − Depreciation: −$9,745
• Taxable loss: −$10,222
• Est. tax savings @ 24.0%: +$2,453
• After-tax cash flow: $-1,916/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

-2.9% since first listed

8 events — show timeline

• 2026-05-16 Relisted — Zillow
• 2026-05-11 Delisted — Zillow
• 2026-04-20 Price Changed $334,990 Zillow
• 2026-04-20 Price Changed $334,990 MLSSAZ
• 2026-04-06 Price Changed $336,990 MLSSAZ
• 2026-04-06 Price Changed $336,990 Zillow
• 2026-04-03 Listed $344,990 Zillow
• 2026-04-02 Listed $344,990 MLSSAZ

Property tax history

+2603.2%/yr

Latest (2025): $360 · +2603.2% YoY. Source: county tax records.