146 W Calle Del Ano · Green Valley, AZ 85614

$135,000

1 bd · 1.0 ba · 554 sqft · Townhouse public records · 28 Days on market

Built 1976 566 sqft lot Est $115k · 17% over $99/mo HOA · 7% of rent

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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).

• Cash flow +21.2/30.0
• DSCR +6.8/10.0
• 1% rule +5.4/10.0
• Rent growth +3.9/5.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Bursting with authentic SW charm, this delightful casita is a true desert jewel! Rich with Talavera accents throughout, from colorful sinks and handcrafted light switch covers to rustic handles, pottery, alcoves, and vibrant tile work. Every detail celebrates the beauty and artistry of the SW. Warm natural tones, authentic rustic furnishings, and unique saguaro rib accents create a cozy yet unforgettable atmosphere full of character and charm. This inviting 1 BR retreat is tucked within a charming courtyard community of just 8 units, where the sparkling pool, relaxing hot tub, and community room are only steps from your front door. Ideally located near GVR West Center, shopping, and restaur

Key facts

• Colorful sinks
• Talavera accents
• Vibrant tile work

Tags

• TALAVERA ACCENTS
• COLORFUL SINKS
• RUSTIC HANDLES
• POTTERY
• VIBRANT TILE WORK
• COURTYARD COMMUNITY

Property features AI

Finance

• HOA & community: Part of GV Resort Homes association; Community clubhouse; Community pool; Community spa/hot tub; HOA fee $99 (semi-annually); HOA transfer fee $150

Exterior

• Security: Window bars; Wrought iron security door
• Utilities: Water from local water company; Sewer connected
• Home design: Townhouse; One story; Accessible entrance; Level entry; Faces south
• Construction: Frame with stucco exterior; Built-up roof
• Exterior features: Decorative gravel; North/South exposure; Paved road access; Has spa

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Reverse osmosis; Exhaust fan
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Entrance foyer; Skylights; Plantation shutters; Furnished
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 $933 of loan paydown is wiped out by about $4k 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 28 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $135k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $132,975 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.04% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $115,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 W Calle Del Ano	0.00mi	1/1.0	554 (0%)	2mo	$119,000	$215	98
181 W Calle Del Ano	0.04mi	1/1.0	554 (0%)	0mo	$115,000	$208	98
122 W Calle Del Ano	0.04mi	1/1.0	554 (0%)	2mo	$135,000	$244	97
100 W Calle Del Ano --	0.05mi	1/1.0	554 (0%)	3mo	$135,000	$244	95
435 S Paseo Lobo Unit B	0.52mi	1/1.0	588 (+6%)	3mo	$95,000	$162	63
484 S La Canada Dr Unit B	0.52mi	1/1.0	588 (+6%)	3mo	$79,000	$134	63
482 S Paseo Pena Unit B	0.54mi	1/1.0	588 (+6%)	3mo	$127,000	$216	62
346 S Paseo Aguila Unit C	0.61mi	1/1.0	588 (+6%)	1mo	$100,000	$170	60
361 S Paseo Pena Unit B	0.64mi	1/1.0	588 (+6%)	1mo	$89,900	$153	59
348 S Paseo Lobo Unit C	0.62mi	1/1.0	592 (+7%)	1mo	$122,900	$208	59
373 S Paseo Sarta Unit C	0.68mi	1/1.0	588 (+6%)	2mo	$95,000	$162	57
328 S Paseo Quinta Unit B	0.70mi	1/1.0	588 (+6%)	1mo	$116,000	$197	56

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 · 5.6% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-5,601
• Equity at exit: $20,129

10-year hold

• IRR: 8.5%
• Equity multiple: 1.73×
• Total profit: $27,550
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$708
• Tax from tax record: −$49 /mo · $585/yr
• Insurance: −$56
• HOA: −$99
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $196

Break-even live

Break-even rent $1,154

Max offer price $135,000

Occupancy floor 81%

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: $33,750
• Closing costs: $4,050
• 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	23d	1	0.50mi
466 Paseo Madera Unit A Green Valley, AZ	2.0	1.0	696	$1,100	$1.58	17d	1	0.51mi
90 W Camino Manzana Green Valley, AZ	1.0	1.0	588	$2,000	$3.40	23d	1	0.51mi
466 S Paseo Madera Green Valley, AZ	2.0	1.0	696	$2,300	$3.30	17d	1	0.51mi
430 S Paseo Pena Green Valley, AZ	2.0	1.0	696	$1,025	$1.47	14d	1	0.60mi
321 S Paseo Madera Unit A Green Valley, AZ	2.0	1.0	696	$1,250	$1.80	23d	1	0.64mi
303 S Paseo Lobo Green Valley, AZ	2.0	1.0	696	$1,000	$1.44	23d	1	0.65mi
262 S Paseo Cerro Green Valley, AZ	1.0	1.0	588	$1,200	$2.04	2d	1	0.68mi
262 S Paseo Cerro Unit B Green Valley, AZ	1.0	1.0	588	$1,200	$2.04	23d	1	0.68mi
133 S Paseo Pena Green Valley, AZ	1.0	1.0	588	$1,095	$1.86	2d	1	0.85mi
174 S Paseo Tierra Green Valley, AZ	1.0	1.0	588	$1,100	$1.87	1d	1	0.90mi
132 S Paseo Sarta Green Valley, AZ	1.0	1.0	588	$2,000	$3.40	1d	1	0.91mi

HOA detail

• Monthly dues: $99 · $1,188/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 28 DOM
2. 2026-06-17
   days on market $135,000 Active 27 DOM
3. 2026-06-16
   days on market $135,000 Active 26 DOM
4. 2026-06-15
   days on market $135,000 Active 25 DOM
5. 2026-06-13
   statusdays on market $135,000 Active 23 DOM
6. 2026-06-10
   days on market $135,000 Active Contingent 20 DOM
7. 2026-06-09
   days on market $135,000 Active Contingent 19 DOM
8. 2026-06-08
   days on market $135,000 Active Contingent 18 DOM
9. 2026-06-07
   days on market $135,000 Active Contingent 17 DOM
10. 2026-06-03
    days on market $135,000 Active Contingent 13 DOM
11. 2026-06-02
    days on market $135,000 Active Contingent 12 DOM
12. 2026-06-01
    days on market $135,000 Active Contingent 11 DOM
13. 2026-05-31
    days on market $135,000 Active Contingent 10 DOM
14. 2026-05-21
    listed $135,000 Active
15. 2011-01-27
    soldstatus $62,000
16. 2004-10-04
    soldstatus $45,000
17. 1993-02-11
    soldstatus $32,500
18. 1993-02-11
    soldstatus $32,500

ⓘ 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: $585 · $49/mo
• Projected year-2 tax: $891 · $74/mo
• Expected delta: +$306/yr (+$25/mo · 52.2%)

ⓘ 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 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: $16,834
• − Mortgage interest: −$7,562
• − Property taxes: −$585
• − Insurance: −$675
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − HOA: −$1,188
• − Depreciation: −$3,927
• Taxable income: $203
• Est. tax owed @ 24.0%: −$49
• After-tax cash flow: $2,307/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

+315.4% since first listed

5 events — show timeline

• 2026-05-21 Listed $135,000 MLSSAZ
• 2011-01-27 Sold (Public Records) $62,000 Public Records
• 2004-10-04 Sold (Public Records) $45,000 Public Records
• 1993-02-11 Sold (Public Records) $32,500 Public Records
• 1993-02-11 Sold (Public Records) $32,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $585 · +9.0% YoY. Source: county tax records.