161 W Olive Dr · Green Valley, AZ 85614

$107,500

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 434 Days on market

Built 1984 4,964 sqft lot Est $167k · 35% under $65/mo HOA · 4% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this charming 3-bedroom, 2-bath home in the desirable Pueblo Estates community. The spacious living room flows seamlessly into the dining area, creating an inviting space for gatherings. The enclosed sunroom is perfect for relaxing year-round, and the covered carport offers convenient parking. The primary suite features a private bath for added privacy and comfort. Additional highlights include a separate storage area for all your needs. Enjoy community amenities such as a recreation center, heated pool/spa, library, billiard room, and shuffleboard. Close to shopping, restaurants, golf, and medical facilities, this home offers the perfect combination of convenience and comfort. Don't miss out! **Buyer and Buyer's Broker to verify any items that are of material issue.**

Key facts

• Enclosed sunroom
• Covered carport
• Private bath

Tags

• ENCLOSED SUNROOM
• COVERED CARPORT
• PRIVATE BATH
• SEPARATE STORAGE AREA
• HEATED POOL
• BILLIARD ROOM

Property features AI

Finance

• HOA & community: Monthly association fee of $65 covering grounds maintenance; Community pool; Community spa

Exterior

• Parking: 1 covered parking space; 1 carport space
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Fee simple ownership
• Construction: Wood frame construction
• Exterior features: Chain-link fencing; Desert front yard; Reflective roof coating

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: High-speed internet; Eat-in kitchen; Full bathroom in primary bedroom; Separate shower and tub
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $108k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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); 416 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/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 $743 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 $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 434 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $110k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 434 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.63% ✓
• Cap rate: 13.78%
• Cash-on-cash: 26.73%
• DSCR: 2.19
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $166,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 W Olive Dr	0.00mi	3/2.0	1,347 (+0%)	1mo	$107,500	$80	99
240 W Cumaro Dr	0.10mi	2/2.0 (-1)	1,392 (+4%)	1mo	$135,000	$97	84
30 W Rosa Dr	0.24mi	2/2.0 (-1)	1,344 (0%)	2mo	$143,500	$107	82
145 W Pinon Dr	0.35mi	2/2.0 (-1)	1,344 (0%)	0mo	$195,000	$145	78
182 W Palma Dr	0.25mi	2/2.0 (-1)	1,320 (-2%)	3mo	$155,000	$117	78
105 W Mora Dr	0.06mi	2/2.0 (-1)	1,440 (+7%)	3mo	$249,000	$173	77
267 W Tuna Dr	0.14mi	2/2.0 (-1)	1,248 (-7%)	3mo	$189,000	$151	74
1840 N Pacana Way	0.19mi	2/2.0 (-1)	1,456 (+8%)	2mo	$160,000	$110	71
270 W Pinon	0.28mi	3/2.0	1,440 (+7%)	5mo	$179,000	$124	71
266 W Pinon Dr	0.27mi	2/2.0 (-1)	1,232 (-8%)	2mo	$168,000	$136	66
269 W Mora Dr	0.22mi	3/2.0	1,152 (-14%)	1mo	$150,000	$130	65
32 W Pinon Dr	0.28mi	2/1.0 (-1)	1,190 (-12%)	5mo	$118,000	$99	55

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: 23.5%
• Equity multiple: 2.00×
• Total profit: $29,992
• Equity at exit: $16,029

10-year hold

• IRR: 33.0%
• Equity multiple: 4.37×
• Total profit: $101,500
• Equity at exit: $9,295

Cash invested: $30,100 (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: 416
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$564
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$45
• HOA: −$65
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $670

Break-even live

Break-even rent $905

Max offer price $107,500

Occupancy floor 57%

Sensitivity live

Price	-10% $731	-5% $701	+0% $670	+5% $640	+10% $610
Rent	-10% $532	-5% $601	+0% $670	+5% $740	+10% $809
Rate	-1.0pp $725	-0.5pp $698	base $670	+0.5pp $643	+1.0pp $614

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1091 W Beta St Green Valley, AZ	2.0–3.0	2.0	917	$1,499	$1.63	3d	5	0.27mi
1792 N Rio Mayo Green Valley, AZ	2.0	2.0	1678	$1,550	$0.92	19d	1	0.45mi
1567 N Paseo La Tinaja Green Valley, AZ	2.0	2.0	1071	$1,250	$1.17	3d	1	0.49mi
1321 N Paseo Maravilloso Green Valley, AZ	2.0	2.0	1781	$1,500	$0.84	5d	1	0.59mi
2181 N Avenida Tabica Green Valley, AZ	3.0	2.0	1433	$1,695	$1.18	3d	1	0.64mi
312 E Calle Cerita Green Valley, AZ	3.0	2.0	1406	$1,700	$1.21	12d	1	0.64mi
18878 S Esherton Dr Green Valley, AZ	3.0	2.0	1329	$1,850	$1.39	25d	1	0.67mi
18828 S Esherton Dr Green Valley, AZ	3.0	2.5	1466	$1,625	$1.11	5d	1	0.73mi
18744 S Via Santa Bonita Sahuarita, AZ	2.0	2.0	1261	$1,595	$1.26	45d	1	0.81mi
335 E Calle Nacrita Green Valley, AZ	3.0	2.0	1735	$1,785	$1.03	4d	1	0.84mi
2535 N Avenida Tabica Green Valley, AZ	3.0	2.0	1483	$1,725	$1.16	45d	1	0.85mi
457 W Windham Blvd Green Valley, AZ	2.0	2.0	1369	$2,300	$1.68	3d	1	0.90mi
724 W Rio Moctezuma Green Valley, AZ	2.0	2.0	1234	$1,450	$1.18	12d	1	0.97mi
770 W Firehawk Dr Green Valley, AZ	4.0	2.0	1844	$1,995	$1.08	45d	1	1.27mi
513 W Knotwood St Green Valley, AZ	2.0	2.0	1593	$1,600	$1.00	18d	1	1.28mi
513 W Knotwood St Green Valley, AZ	2.0	2.0	1593	$1,600	$1.00	16d	1	1.28mi
936 W Placita Canalito Green Valley, AZ	3.0	2.0	1258	$1,715	$1.36	13d	1	1.33mi
703 W Cholla Crest Dr Green Valley, AZ	3.0	2.0	1258	$1,595	$1.27	4d	1	1.37mi

HOA detail

• Monthly dues: $65 · $780/yr
• Likely covers: pool

Listing history 21 events

1. 2026-05-08
   status Pending

   Show marketing remark (790 chars)

   Welcome to this charming 3-bedroom, 2-bath home in the desirable Pueblo Estates community. The spacious living room flows seamlessly into the dining area, creating an inviting space for gatherings. The enclosed sunroom is perfect for relaxing year-round, and the covered carport offers convenient parking. The primary suite features a private bath for added privacy and comfort. Additional highlights include a separate storage area for all your needs. Enjoy community amenities such as a recreation center, heated pool/spa, library, billiard room, and shuffleboard. Close to shopping, restaurants, golf, and medical facilities, this home offers the perfect combination of convenience and comfort. Don't miss out! **Buyer and Buyer's Broker to verify any items that are of material issue.**

2. 2026-05-08
   status Pending 790-char remark

   Show marketing remark (790 chars)

   Welcome to this charming 3-bedroom, 2-bath home in the desirable Pueblo Estates community. The spacious living room flows seamlessly into the dining area, creating an inviting space for gatherings. The enclosed sunroom is perfect for relaxing year-round, and the covered carport offers convenient parking. The primary suite features a private bath for added privacy and comfort. Additional highlights include a separate storage area for all your needs. Enjoy community amenities such as a recreation center, heated pool/spa, library, billiard room, and shuffleboard. Close to shopping, restaurants, golf, and medical facilities, this home offers the perfect combination of convenience and comfort. Don't miss out! **Buyer and Buyer's Broker to verify any items that are of material issue.**

3. 2026-05-05
   price $107,500

   Show marketing remark (790 chars)

   Welcome to this charming 3-bedroom, 2-bath home in the desirable Pueblo Estates community. The spacious living room flows seamlessly into the dining area, creating an inviting space for gatherings. The enclosed sunroom is perfect for relaxing year-round, and the covered carport offers convenient parking. The primary suite features a private bath for added privacy and comfort. Additional highlights include a separate storage area for all your needs. Enjoy community amenities such as a recreation center, heated pool/spa, library, billiard room, and shuffleboard. Close to shopping, restaurants, golf, and medical facilities, this home offers the perfect combination of convenience and comfort. Don't miss out! **Buyer and Buyer's Broker to verify any items that are of material issue.**

4. 2026-05-05
   price $107,500 790-char remark

   Show marketing remark (790 chars)

   Welcome to this charming 3-bedroom, 2-bath home in the desirable Pueblo Estates community. The spacious living room flows seamlessly into the dining area, creating an inviting space for gatherings. The enclosed sunroom is perfect for relaxing year-round, and the covered carport offers convenient parking. The primary suite features a private bath for added privacy and comfort. Additional highlights include a separate storage area for all your needs. Enjoy community amenities such as a recreation center, heated pool/spa, library, billiard room, and shuffleboard. Close to shopping, restaurants, golf, and medical facilities, this home offers the perfect combination of convenience and comfort. Don't miss out! **Buyer and Buyer's Broker to verify any items that are of material issue.**

5. 2026-04-23
   price $110,000

   Show marketing remark (790 chars)

   Welcome to this charming 3-bedroom, 2-bath home in the desirable Pueblo Estates community. The spacious living room flows seamlessly into the dining area, creating an inviting space for gatherings. The enclosed sunroom is perfect for relaxing year-round, and the covered carport offers convenient parking. The primary suite features a private bath for added privacy and comfort. Additional highlights include a separate storage area for all your needs. Enjoy community amenities such as a recreation center, heated pool/spa, library, billiard room, and shuffleboard. Close to shopping, restaurants, golf, and medical facilities, this home offers the perfect combination of convenience and comfort. Don't miss out! **Buyer and Buyer's Broker to verify any items that are of material issue.**

6. 2026-04-23
   price $110,000 790-char remark

   Show marketing remark (790 chars)

   Welcome to this charming 3-bedroom, 2-bath home in the desirable Pueblo Estates community. The spacious living room flows seamlessly into the dining area, creating an inviting space for gatherings. The enclosed sunroom is perfect for relaxing year-round, and the covered carport offers convenient parking. The primary suite features a private bath for added privacy and comfort. Additional highlights include a separate storage area for all your needs. Enjoy community amenities such as a recreation center, heated pool/spa, library, billiard room, and shuffleboard. Close to shopping, restaurants, golf, and medical facilities, this home offers the perfect combination of convenience and comfort. Don't miss out! **Buyer and Buyer's Broker to verify any items that are of material issue.**

7. 2026-04-15
   price $119,900

   Show marketing remark (790 chars)

   Welcome to this charming 3-bedroom, 2-bath home in the desirable Pueblo Estates community. The spacious living room flows seamlessly into the dining area, creating an inviting space for gatherings. The enclosed sunroom is perfect for relaxing year-round, and the covered carport offers convenient parking. The primary suite features a private bath for added privacy and comfort. Additional highlights include a separate storage area for all your needs. Enjoy community amenities such as a recreation center, heated pool/spa, library, billiard room, and shuffleboard. Close to shopping, restaurants, golf, and medical facilities, this home offers the perfect combination of convenience and comfort. Don't miss out! **Buyer and Buyer's Broker to verify any items that are of material issue.**

8. 2026-04-15
   price $119,900 790-char remark

   Show marketing remark (790 chars)

   Welcome to this charming 3-bedroom, 2-bath home in the desirable Pueblo Estates community. The spacious living room flows seamlessly into the dining area, creating an inviting space for gatherings. The enclosed sunroom is perfect for relaxing year-round, and the covered carport offers convenient parking. The primary suite features a private bath for added privacy and comfort. Additional highlights include a separate storage area for all your needs. Enjoy community amenities such as a recreation center, heated pool/spa, library, billiard room, and shuffleboard. Close to shopping, restaurants, golf, and medical facilities, this home offers the perfect combination of convenience and comfort. Don't miss out! **Buyer and Buyer's Broker to verify any items that are of material issue.**

9. 2026-04-15
   price $119,000

   Show marketing remark (790 chars)

   Welcome to this charming 3-bedroom, 2-bath home in the desirable Pueblo Estates community. The spacious living room flows seamlessly into the dining area, creating an inviting space for gatherings. The enclosed sunroom is perfect for relaxing year-round, and the covered carport offers convenient parking. The primary suite features a private bath for added privacy and comfort. Additional highlights include a separate storage area for all your needs. Enjoy community amenities such as a recreation center, heated pool/spa, library, billiard room, and shuffleboard. Close to shopping, restaurants, golf, and medical facilities, this home offers the perfect combination of convenience and comfort. Don't miss out! **Buyer and Buyer's Broker to verify any items that are of material issue.**

10. 2026-04-15
    price $119,000 790-char remark

    Show marketing remark (790 chars)

    Welcome to this charming 3-bedroom, 2-bath home in the desirable Pueblo Estates community. The spacious living room flows seamlessly into the dining area, creating an inviting space for gatherings. The enclosed sunroom is perfect for relaxing year-round, and the covered carport offers convenient parking. The primary suite features a private bath for added privacy and comfort. Additional highlights include a separate storage area for all your needs. Enjoy community amenities such as a recreation center, heated pool/spa, library, billiard room, and shuffleboard. Close to shopping, restaurants, golf, and medical facilities, this home offers the perfect combination of convenience and comfort. Don't miss out! **Buyer and Buyer's Broker to verify any items that are of material issue.**

11. 2026-02-23
    price $140,000

    Show marketing remark (790 chars)

    Welcome to this charming 3-bedroom, 2-bath home in the desirable Pueblo Estates community. The spacious living room flows seamlessly into the dining area, creating an inviting space for gatherings. The enclosed sunroom is perfect for relaxing year-round, and the covered carport offers convenient parking. The primary suite features a private bath for added privacy and comfort. Additional highlights include a separate storage area for all your needs. Enjoy community amenities such as a recreation center, heated pool/spa, library, billiard room, and shuffleboard. Close to shopping, restaurants, golf, and medical facilities, this home offers the perfect combination of convenience and comfort. Don't miss out! **Buyer and Buyer's Broker to verify any items that are of material issue.**

12. 2026-02-23
    price $140,000 790-char remark

    Show marketing remark (790 chars)

    Welcome to this charming 3-bedroom, 2-bath home in the desirable Pueblo Estates community. The spacious living room flows seamlessly into the dining area, creating an inviting space for gatherings. The enclosed sunroom is perfect for relaxing year-round, and the covered carport offers convenient parking. The primary suite features a private bath for added privacy and comfort. Additional highlights include a separate storage area for all your needs. Enjoy community amenities such as a recreation center, heated pool/spa, library, billiard room, and shuffleboard. Close to shopping, restaurants, golf, and medical facilities, this home offers the perfect combination of convenience and comfort. Don't miss out! **Buyer and Buyer's Broker to verify any items that are of material issue.**

13. 2025-05-15
    price $180,000 790-char remark

    Show marketing remark (790 chars)

    Welcome to this charming 3-bedroom, 2-bath home in the desirable Pueblo Estates community. The spacious living room flows seamlessly into the dining area, creating an inviting space for gatherings. The enclosed sunroom is perfect for relaxing year-round, and the covered carport offers convenient parking. The primary suite features a private bath for added privacy and comfort. Additional highlights include a separate storage area for all your needs. Enjoy community amenities such as a recreation center, heated pool/spa, library, billiard room, and shuffleboard. Close to shopping, restaurants, golf, and medical facilities, this home offers the perfect combination of convenience and comfort. Don't miss out! **Buyer and Buyer's Broker to verify any items that are of material issue.**

14. 2025-05-15
    price $180,000

    Show marketing remark (790 chars)

    Welcome to this charming 3-bedroom, 2-bath home in the desirable Pueblo Estates community. The spacious living room flows seamlessly into the dining area, creating an inviting space for gatherings. The enclosed sunroom is perfect for relaxing year-round, and the covered carport offers convenient parking. The primary suite features a private bath for added privacy and comfort. Additional highlights include a separate storage area for all your needs. Enjoy community amenities such as a recreation center, heated pool/spa, library, billiard room, and shuffleboard. Close to shopping, restaurants, golf, and medical facilities, this home offers the perfect combination of convenience and comfort. Don't miss out! **Buyer and Buyer's Broker to verify any items that are of material issue.**

15. 2025-02-28
    listed $217,000 Active
16. 2024-09-30
    listed $217,000 Active 790-char remark

    Show marketing remark (790 chars)

    Welcome to this charming 3-bedroom, 2-bath home in the desirable Pueblo Estates community. The spacious living room flows seamlessly into the dining area, creating an inviting space for gatherings. The enclosed sunroom is perfect for relaxing year-round, and the covered carport offers convenient parking. The primary suite features a private bath for added privacy and comfort. Additional highlights include a separate storage area for all your needs. Enjoy community amenities such as a recreation center, heated pool/spa, library, billiard room, and shuffleboard. Close to shopping, restaurants, golf, and medical facilities, this home offers the perfect combination of convenience and comfort. Don't miss out! **Buyer and Buyer's Broker to verify any items that are of material issue.**

17. 2004-02-06
    soldstatus $85,500
18. 2000-02-08
    soldstatus $64,500
19. 2000-02-08
    soldstatus $64,500
20. 1988-06-24
    soldstatus $62,000
21. 1983-12-01
    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: $493 · $41/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$216/yr (+$18/mo · 43.8%)

ⓘ 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 6 d/yr ≥106°F today · 16 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: $21,038
• − Mortgage interest: −$6,022
• − Property taxes: −$493
• − Insurance: −$538
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − HOA: −$780
• − Depreciation: −$3,127
• Taxable income: $6,713
• Est. tax owed @ 24.0%: −$1,611
• After-tax cash flow: $6,434/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

+616.7% since first listed

21 events — show timeline

• 2026-05-08 Pending — ARMLS
• 2026-05-08 Pending — MLSSAZ
• 2026-05-05 Price Changed $107,500 ARMLS
• 2026-05-05 Price Changed $107,500 MLSSAZ
• 2026-04-23 Price Changed $110,000 ARMLS
• 2026-04-23 Price Changed $110,000 MLSSAZ
• 2026-04-15 Price Changed $119,900 ARMLS
• 2026-04-15 Price Changed $119,900 MLSSAZ
• 2026-04-15 Price Changed $119,000 ARMLS
• 2026-04-15 Price Changed $119,000 MLSSAZ
• 2026-02-23 Price Changed $140,000 ARMLS
• 2026-02-23 Price Changed $140,000 MLSSAZ
• 2025-05-15 Price Changed $180,000 MLSSAZ
• 2025-05-15 Price Changed $180,000 ARMLS
• 2025-02-28 Listed $217,000 ARMLS
• 2024-09-30 Listed $217,000 MLSSAZ
• 2004-02-06 Sold (Public Records) $85,500 Public Records
• 2000-02-08 Sold (Public Records) $64,500 Public Records
• 2000-02-08 Sold (Public Records) $64,500 Public Records
• 1988-06-24 Sold (Public Records) $62,000 Public Records
• 1983-12-01 Sold (Public Records) $15,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $493 · +10.1% YoY. Source: county tax records.