181 W Calle Del Ano · Green Valley, AZ 85614

$110,000

1 bd · 1.0 ba · 554 sqft · Condo public records · 24 Days on market

Built 1976 $115/mo HOA · 8% of rent

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Why this score? — see what drove the C+ 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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You'll fall in love the moment you walk in to this remodeled doll house! New cabinets, appliances, solid surface kitchen counters, newer floor tile, bath has been re-done & has walk in shower, there's closet organizers, gorgeous shutters, newer full size stack-able W/D, May of 2015 new A/C & Furnace, June of 2016 an Easy Water no salt water conditioner was installed! Located within walking distance to Continental shopping plaza. There's a shared courtyard with wonderful shade trees and this end unit is not far from the pool. There's nothing left to do but move in!

Key facts

• Community pool
• Shared courtyard
• Mature shade trees

Tags

• SHARED COURTYARD
• MATURE SHADE TREES
• WALKING DISTANCE TO SHOPPING
• EASY ACCESS TO DINING
• COMMUNITY POOL

Property features AI

Finance

• Other: Lot includes approximately shrubs and common area borders
• HOA & community: Homeowners association with semi-annual fees; HOA fee: $115 (semi-annually)

Exterior

• Security: Window bars; Wrought iron security door; Smoke detector(s)
• Utilities: Public water; Sewer connected
• Home design: Condominium; Single-story
• Construction: Frame with stucco exterior; Built-Up roof; Built in 2026
• Exterior features: Shrubs and borders with common area; Paved road access; Community pool; Sidewalks

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Electric range
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Skylights; Window bars; Smoke detector(s); Wrought iron security door
• Laundry & utility: Laundry closet with washer and dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.5% in Green 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 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: Rents rising fast (+5.6%/yr); 411 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $110k implies a 84% 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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.44%
• DSCR: 1.55
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.20×
• Total profit: $6,309
• Equity at exit: $16,401

10-year hold

• IRR: 16.9%
• Equity multiple: 2.56×
• Total profit: $48,097
• Equity at exit: $9,511

Cash invested: $30,800 (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 85614

• Rents YoY: 5.6%
• Active inventory: 411
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$577
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$46
• HOA: −$115
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $319

Break-even live

Break-even rent $996

Max offer price $110,000

Occupancy floor 72%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
478 Paseo Madera Unit B Green Valley, AZ	1.0	1.0	588	$1,250	$2.13	24d	1	0.56mi
466 Paseo Madera Unit A Green Valley, AZ	2.0	1.0	696	$1,100	$1.58	17d	1	0.57mi
466 S Paseo Madera Green Valley, AZ	2.0	1.0	696	$2,300	$3.30	17d	1	0.57mi
90 W Camino Manzana Green Valley, AZ	1.0	1.0	588	$2,000	$3.40	24d	1	0.59mi
430 S Paseo Pena Green Valley, AZ	2.0	1.0	696	$1,025	$1.47	14d	1	0.65mi
321 S Paseo Madera Unit A Green Valley, AZ	2.0	1.0	696	$1,250	$1.80	24d	1	0.71mi
303 S Paseo Lobo Green Valley, AZ	2.0	1.0	696	$1,000	$1.44	24d	1	0.72mi
262 S Paseo Cerro Green Valley, AZ	1.0	1.0	588	$1,200	$2.04	2d	1	0.76mi
262 S Paseo Cerro Unit B Green Valley, AZ	1.0	1.0	588	$1,200	$2.04	24d	1	0.76mi
133 S Paseo Pena Green Valley, AZ	1.0	1.0	588	$1,095	$1.86	2d	1	0.91mi
174 S Paseo Tierra Green Valley, AZ	1.0	1.0	588	$1,100	$1.87	2d	1	0.94mi
132 S Paseo Sarta Green Valley, AZ	1.0	1.0	588	$2,000	$3.40	2d	1	0.96mi

HOA detail condo

• Monthly dues: $115 · $1,380/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-08
   statusdays on market $110,000 Pending 24 DOM
2. 2026-06-07
   days on market $110,000 Active Contingent 23 DOM
3. 2026-06-03
   days on market $110,000 Active Contingent 19 DOM
4. 2026-06-02
   days on market $110,000 Active Contingent 18 DOM
5. 2026-06-01
   days on market $110,000 Active Contingent 17 DOM
6. 2026-05-31
   days on market $110,000 Active Contingent 16 DOM
7. 2026-05-15
   listed $110,000 Active
8. 2017-10-31
   soldstatus $59,900 Closed 581-char remark

   Show marketing remark (581 chars)

   You'll fall in love the moment you walk in to this remodeled doll house! New cabinets, appliances, solid surface kitchen counters, newer floor tile, bath has been re-done & has walk in shower, there's closet organizers, gorgeous shutters, newer full size stack-able W/D, May of 2015 new A/C & Furnace, June of 2016 an Easy Water no salt water conditioner was installed! Located within walking distance to Continental shopping plaza. There's a shared courtyard with wonderful shade trees and this end unit is not far from the pool. There's nothing left to do but move in!

9. 2017-10-31
   soldstatus $59,900

   Show marketing remark (581 chars)

   You'll fall in love the moment you walk in to this remodeled doll house! New cabinets, appliances, solid surface kitchen counters, newer floor tile, bath has been re-done & has walk in shower, there's closet organizers, gorgeous shutters, newer full size stack-able W/D, May of 2015 new A/C & Furnace, June of 2016 an Easy Water no salt water conditioner was installed! Located within walking distance to Continental shopping plaza. There's a shared courtyard with wonderful shade trees and this end unit is not far from the pool. There's nothing left to do but move in!

10. 2016-04-05
    soldstatus $54,000 Closed 806-char remark

    Show marketing remark (806 chars)

    Step into a taste of the Southwest! Best little secret located in Courtyard C with large shade trees right next to the private Green Valley Resort Home's pool and across from GVR tennis courts. This efficient end unit boasts a brand new Trane 14SEER HVAC and is remodeled with all ceramic tile floors, new window coverings, all updated appliances including a full size stack washer/dryer, ceiling fans, light fixtures, closet updates, extended cabinets and countertop in kitchen, deep white cast iron sink, tile backsplash, reverse osmosis, walk-in shower, new vanity, sink, mirror, light and plumbing fixtures. Top this all off with the fact this comes completely furnished as you see it. Includes Tempur-Pedic bed! Exterior paint, roof & courtyard maintenance & trash provided by HOA. Rented 2016

11. 2016-04-05
    soldstatus $54,000

    Show marketing remark (806 chars)

    Step into a taste of the Southwest! Best little secret located in Courtyard C with large shade trees right next to the private Green Valley Resort Home's pool and across from GVR tennis courts. This efficient end unit boasts a brand new Trane 14SEER HVAC and is remodeled with all ceramic tile floors, new window coverings, all updated appliances including a full size stack washer/dryer, ceiling fans, light fixtures, closet updates, extended cabinets and countertop in kitchen, deep white cast iron sink, tile backsplash, reverse osmosis, walk-in shower, new vanity, sink, mirror, light and plumbing fixtures. Top this all off with the fact this comes completely furnished as you see it. Includes Tempur-Pedic bed! Exterior paint, roof & courtyard maintenance & trash provided by HOA. Rented 2016

12. 2015-02-02
    soldstatus $37,000
13. 2003-02-28
    soldstatus $38,000
14. 2003-02-28
    soldstatus $38,000
15. 1983-02-23
    soldstatus $36,580

ⓘ 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: $586 · $49/mo
• Projected year-2 tax: $726 · $60/mo
• Expected delta: +$140/yr (+$12/mo · 23.8%)

ⓘ 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) · 67% 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: $16,798
• − Mortgage interest: −$6,162
• − Property taxes: −$586
• − Insurance: −$550
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − HOA: −$1,380
• − Depreciation: −$3,200
• Taxable income: $2,233
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,296/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
• County: Pima County · 1,012,107 people
• City population: 25,381
• Metro: Tucson, AZ
• Population (ZIP): 25,381
• Household income: $64,879
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 860.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Portuguese 4% Slovak 4% Italian 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 87% English-only · Spanish 9% French/Haitian/Cajun 1% German/W. Germanic 0%

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: ▼ -231.05%
• Current HPI: 250.5933
• Rent YoY: ▲ 5.60%
• 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

+200.7% since first listed

9 events — show timeline

• 2026-05-15 Listed $110,000 MLSSAZ
• 2017-10-31 Sold (Public Records) $59,900 Public Records
• 2017-10-31 Sold (MLS) $59,900 MLSSAZ
• 2016-04-05 Sold (Public Records) $54,000 Public Records
• 2016-04-05 Sold (MLS) $54,000 MLSSAZ
• 2015-02-02 Sold (Public Records) $37,000 Public Records
• 2003-02-28 Sold (Public Records) $38,000 Public Records
• 2003-02-28 Sold (Public Records) $38,000 Public Records
• 1983-02-23 Sold (Public Records) $36,580 Public Records

Property tax history

+3.0%/yr

Latest (2025): $586 · +9.0% YoY. Source: county tax records.