4102 S Via DE Febrero -- · Green Valley, AZ 85622

$270,000

2 bd · 3.0 ba · 1,291 sqft · SingleFamily public records · 103 Days on market

Built 1995 0.26 ac lot Est $296k · 9% under $51/mo HOA · 2% 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 +19.4/30.0
• ARV discount +11.4/15.0
• DSCR +6.1/10.0
• Appreciation +5.1/10.0
• 1% rule +4.7/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to easy desert living in the sought-after San Ignacio Ridge Estates, a premier 55+ community in beautiful Green Valley! Situated on a desirable corner lot, this well-maintained 2-bedroom, 2-bath home new PLUMBING, with a newer ROOF, HVAC and new carpet in the bedrooms, offering low-maintenance living with tile throughout and an outdoor space with easy up keep. Walking distance to GOLF and dining. Come experience the charm, tranquility, and active living that make San Ignacio Ridge Estates one of Green Valley's most desirable 55+ communities!

Key facts

• Desirable corner lot
• Outdoor space
• 0.26 acre lot

Tags

• DESIRABLE CORNER LOT
• LOW-MAINTENANCE LIVING
• OUTDOOR SPACE

Property features AI

Finance

• Other: Lot size recorded by assessor; Building area source: Assessor; Directions provided to property
• HOA & community: Annual HOA fee of $610 (includes grounds maintenance); Biking/walking path in the community

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; Garage door opener; 2-car garage
• Utilities: City water; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Stucco and wood frame construction; Painted exterior; Block components; Tile roof
• Exterior features: Corner lot; Gravel/stone front yard; Gravel/stone backyard

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Has heating
• Interior features: High-speed internet; Double vanity; Eat-in kitchen; Tub with jets

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (2.9% below list).
• Recommended offer: $246k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: schools C-, amenities F, commute 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.
• Market conditions: 112 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• In year one you build about $2k of equity ($2k loan paydown + $444 appreciation (0.2% local appreciation)).
• Pima County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; list at $270k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.97% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $295,639
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4382 S Corte De Febrero	0.31mi	2/2.0	1,291 (0%)	5mo	$313,000	$242	78
4321 S Vía De Febrero	0.28mi	2/2.0	1,292 (+0%)	12mo	$289,000	$224	73
4054 S Amulet Pl	0.41mi	2/2.0	1,291 (0%)	19mo	$269,000	$208	61
1957 W Vista Ridge Dr	0.58mi	2/2.0	1,269 (-2%)	7mo	$290,000	$229	61
3552 S Corte De La Perla	0.66mi	2/2.0	1,350 (+5%)	7mo	$320,000	$237	52
1571 W Acala St	0.34mi	2/2.0	1,219 (-6%)	23mo	$285,000	$234	52
1621 W Acala St	0.28mi	2/2.0	1,175 (-9%)	21mo	$257,000	$219	50
1505 W Vuelta Salvatierra	0.52mi	2/2.0	1,477 (+14%)	0mo	$290,000	$196	48
4900 S Desert Sunset Dr	0.72mi	2/2.0	1,292 (+0%)	19mo	$349,000	$270	46
4674 S Desert Grove Ct	0.63mi	2/2.0	1,129 (-12%)	8mo	$250,100	$222	39
4677 S Pinnacle Peak Dr	0.61mi	2/2.0	1,460 (+13%)	20mo	$349,000	$239	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.18×
• Total profit: $13,314
• Equity at exit: $80,628

10-year hold

• IRR: 8.8%
• Equity multiple: 1.98×
• Total profit: $73,961
• Equity at exit: $98,715

Cash invested: $75,600 (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 85622

• Home prices YoY: 0.1%
• Active inventory: 112
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,622 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$191 /mo · $2,296/yr
• Insurance: −$112
• HOA: −$51
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $300

Break-even live

Break-even rent $2,241

Max offer price $270,000

Occupancy floor 84%

Sensitivity live

Price	-10% $453	-5% $377	+0% $300	+5% $224	+10% $148
Rent	-10% $93	-5% $197	+0% $300	+5% $404	+10% $508
Rate	-1.0pp $436	-0.5pp $369	base $300	+0.5pp $230	+1.0pp $159

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2017 W Via Nuevo Leon Green Valley, AZ	2.0	2.0	1554	$3,600	$2.32	24d	1	0.18mi
4579 S Camino del Tejon Green Valley, AZ	2.0	2.0	1725	$2,150	$1.25	12d	1	0.49mi
1924 W Demetrie Loop Unit 31 Green Valley, AZ	2.0	2.0	1356	$1,800	$1.33	24d	1	0.53mi
1230 W Camino del Pato Green Valley, AZ	2.0	2.0	1060	$3,200	$3.02	17d	1	0.94mi
1400 Placita Apache Unit X Green Valley, AZ	2.0	2.0	987	$1,500	$1.52	24d	1	1.18mi
3689 S Avenida de Encino Green Valley, AZ	2.0	2.0	1287	$1,650	$1.28	3d	1	1.21mi
1690 W Retorno de Manana Green Valley, AZ	2.0	2.0	1750	$1,695	$0.97	24d	1	1.25mi
1625 W Calle Hacienda Green Valley, AZ	2.0	2.0	1777	$1,995	$1.12	24d	1	1.28mi

HOA detail

• Monthly dues: $51 · $612/yr

Listing history 13 events

1. 2026-06-07
   statusdays on market $270,000 Pending 103 DOM
2. 2026-06-03
   days on market $270,000 Active 101 DOM
3. 2026-06-02
   days on market $270,000 Active 100 DOM
4. 2026-06-01
   days on market $270,000 Active 99 DOM
5. 2026-05-31
   days on market $270,000 Active 98 DOM
6. 2026-03-16
   price $275,000 557-char remark

   Show marketing remark (557 chars)

   Welcome to easy desert living in the sought-after San Ignacio Ridge Estates, a premier 55+ community in beautiful Green Valley! Situated on a desirable corner lot, this well-maintained 2-bedroom, 2-bath home new PLUMBING, with a newer ROOF, HVAC and new carpet in the bedrooms, offering low-maintenance living with tile throughout and an outdoor space with easy up keep. Walking distance to GOLF and dining. Come experience the charm, tranquility, and active living that make San Ignacio Ridge Estates one of Green Valley's most desirable 55+ communities!

7. 2026-03-16
   price $275,000

   Show marketing remark (557 chars)

   Welcome to easy desert living in the sought-after San Ignacio Ridge Estates, a premier 55+ community in beautiful Green Valley! Situated on a desirable corner lot, this well-maintained 2-bedroom, 2-bath home new PLUMBING, with a newer ROOF, HVAC and new carpet in the bedrooms, offering low-maintenance living with tile throughout and an outdoor space with easy up keep. Walking distance to GOLF and dining. Come experience the charm, tranquility, and active living that make San Ignacio Ridge Estates one of Green Valley's most desirable 55+ communities!

8. 2026-03-09
   listed $285,000 Active 557-char remark

   Show marketing remark (557 chars)

   Welcome to easy desert living in the sought-after San Ignacio Ridge Estates, a premier 55+ community in beautiful Green Valley! Situated on a desirable corner lot, this well-maintained 2-bedroom, 2-bath home new PLUMBING, with a newer ROOF, HVAC and new carpet in the bedrooms, offering low-maintenance living with tile throughout and an outdoor space with easy up keep. Walking distance to GOLF and dining. Come experience the charm, tranquility, and active living that make San Ignacio Ridge Estates one of Green Valley's most desirable 55+ communities!

9. 2026-02-22
   listed $285,000 Active
10. 2002-01-31
    soldstatus $145,000
11. 2000-03-27
    soldstatus $131,500
12. 2000-03-27
    soldstatus $131,500
13. 1995-04-24
    soldstatus $108,348

ⓘ 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: $2,296 · $191/mo
• Projected year-2 tax: $2,296 · $191/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°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: $31,461
• − Mortgage interest: −$15,124
• − Property taxes: −$2,296
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,517
• − Management: −$2,517
• − HOA: −$612
• − Depreciation: −$7,855
• Taxable loss: −$809
• Est. tax savings @ 24.0%: +$194
• After-tax cash flow: $3,800/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
• City population: 25,381
• Population (ZIP): 6,345

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Romanian 5% Portuguese 4%
• Foreign-born: 10% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1% French/Haitian/Cajun 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: ▲ 0.16%
• Current HPI: 225.8384
• Rent YoY: —
• Metro: —
• 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

+153.8% since first listed

8 events — show timeline

• 2026-03-16 Price Changed $275,000 MLSSAZ
• 2026-03-16 Price Changed $275,000 ARMLS
• 2026-03-09 Listed $285,000 MLSSAZ
• 2026-02-22 Listed $285,000 ARMLS
• 2002-01-31 Sold (Public Records) $145,000 Public Records
• 2000-03-27 Sold (Public Records) $131,500 Public Records
• 2000-03-27 Sold (Public Records) $131,500 Public Records
• 1995-04-24 Sold (Public Records) $108,348 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,296 · +9.0% YoY. Source: county tax records.