135 S Paseo Quinta Unit C · Green Valley, AZ 85614

$104,000

1 bd · 1.0 ba · 588 sqft · Condo public records · 170 Days on market

Built 1964 $410/mo HOA · 30% 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 +15.8/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 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

Absolutely adorable one bedroom, one bath in desirous Villas West. Lovely setting with so much to offer. Excellent view of the park from patio Meticulously maintained. Beautifully furnished. Features include built in pantry and china closet, built in bookcase. Lovely ceiling fan with remote in bedroom. Built in microwave, nicely tiled tub surround, new 40 gal. Hot water heater 2013, new kitchen and bath faucets and new executive height low water use commode. Large beautiful vanity with storage in bath. Wide doorways. Laundry facilities close proximity to back door. HVAC and water heater maint. cover by HOA fees. Pool close by. Deeded parking space. Very convenient location to shopping, restaurants, Farmers Market and the list goes on. East/West exposure. MUST SEE THIS EXCEPTIONAL UNIT!!

Key facts

• All tile flooring
• Full size appliances
• Private front patio

Tags

• ALL TILE FLOORING
• UPDATED KITCHEN
• FULL SIZE APPLIANCES
• PRIVATE FRONT PATIO
• LUSH COMMON AREAS
• SCENIC PATIO DINING

Property features AI

Finance

• Other: Lot is approximately 1,002 sq ft (per listing); Masonry fencing; Spa present
• Financial info: Property is a condominium; Investor details not provided
• HOA & community: Part of Villas West association; Monthly HOA fee; HOA covers common area maintenance, pest control, roof repair and replacement; Community amenities include pool, spa, jogging/bike path, shuffleboard, park

Exterior

• Parking: HOA-maintained road access
• Security: Smoke detector(s)
• Utilities: Water from a water company; Sewer connected
• Home design: Condominium; One story; Level (accessible); Faces east
• Construction: Masonry stucco construction; Built-up reflective roof
• Exterior features: Covered patio; Patio; East/West exposure; Paved street; Sidewalks; Park access

Interior

• Kitchen: Refrigerator; Gas range; Microwave
• Bedrooms: Unit contains bedrooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Exhaust fan; Smoke detector(s)
• Laundry & utility: Community laundry available

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $104k.

Deal economics

• At list price, monthly cash flow is $48 ($581/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 $719 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.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; list at $104k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• 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 $91,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.33% ✓
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 6.3

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: -8.9%
• Equity multiple: 0.66×
• Total profit: $-9,838
• Equity at exit: $15,507

10-year hold

• IRR: 4.9%
• Equity multiple: 1.42×
• Total profit: $12,356
• Equity at exit: $8,992

Cash invested: $29,120 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$545
• Tax from tax record: −$45 /mo · $537/yr
• Insurance: −$43
• HOA: −$410
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $48

Break-even live

Break-even rent $1,321

Max offer price $104,000

Occupancy floor 92%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 S Paseo Pena Green Valley, AZ	1.0	1.0	588	$1,095	$1.86	2d	1	0.04mi
132 S Paseo Sarta Green Valley, AZ	1.0	1.0	588	$2,000	$3.40	1d	1	0.11mi
174 S Paseo Tierra Green Valley, AZ	1.0	1.0	588	$1,100	$1.87	1d	1	0.18mi
321 S Paseo Madera Unit A Green Valley, AZ	2.0	1.0	696	$1,250	$1.80	23d	1	0.25mi
303 S Paseo Lobo Green Valley, AZ	2.0	1.0	696	$1,000	$1.44	23d	1	0.26mi
430 S Paseo Pena Green Valley, AZ	2.0	1.0	696	$1,025	$1.47	14d	1	0.28mi
262 S Paseo Cerro Green Valley, AZ	1.0	1.0	588	$1,200	$2.04	2d	1	0.28mi
262 S Paseo Cerro Unit B Green Valley, AZ	1.0	1.0	588	$1,200	$2.04	23d	1	0.28mi
466 S Paseo Madera Green Valley, AZ	2.0	1.0	696	$2,300	$3.30	17d	1	0.34mi
466 Paseo Madera Unit A Green Valley, AZ	2.0	1.0	696	$1,100	$1.58	17d	1	0.34mi
478 Paseo Madera Unit B Green Valley, AZ	1.0	1.0	588	$1,250	$2.13	23d	1	0.34mi
90 W Camino Manzana Green Valley, AZ	1.0	1.0	588	$2,000	$3.40	23d	1	0.41mi

HOA detail condo

• Monthly dues: $410 · $4,920/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $104,000 Active 170 DOM
2. 2026-06-17
   days on market $104,000 Active 169 DOM
3. 2026-06-16
   days on market $104,000 Active 168 DOM
4. 2026-06-15
   days on market $104,000 Active 167 DOM
5. 2026-06-13
   pricedays on market $104,000 Active 165 DOM
6. 2026-06-10
   days on market $110,000 Active 162 DOM
7. 2026-06-09
   days on market $110,000 Active 161 DOM
8. 2026-06-08
   days on market $110,000 Active 160 DOM
9. 2026-06-07
   days on market $110,000 Active 159 DOM
10. 2026-06-03
    days on market $110,000 Active 155 DOM
11. 2026-06-02
    days on market $110,000 Active 154 DOM
12. 2026-06-01
    days on market $110,000 Active 153 DOM
13. 2026-05-31
    days on market $110,000 Active 152 DOM
14. 2026-01-28
    price $110,000
15. 2025-12-30
    listed $114,000 Active
16. 2018-04-30
    soldstatus $61,000 Closed 797-char remark

    Show marketing remark (713 chars)

    Absolutely adorable 1 brm, 1 bath in desirable Villas west. Lovely setting with so much to offer. Meticulously maintained. Beautifully furnished. Features include built in pantry and china closet, built in bookcase. Lovely ceiling fan with remote in bedroom. Built in microwave nicely tiled tub surround, new 40 gal. water heater 2016, new kitchen and bath faucets and new executive height commode. Large beautiful vanity with storage in bath. Wide doorways. Laundry facilities close proximity to back door. pool close by, deeded parking space. Very convenient to shopping, restaurants, farmers market and thelist goes on. East/West exposure. You don't want to miss this one. MUST SEE UNIT,it won't last long.

17. 2018-04-30
    soldstatus $61,000 Closed 713-char remark

    Show marketing remark (713 chars)

    Absolutely adorable 1 brm, 1 bath in desirable Villas west. Lovely setting with so much to offer. Meticulously maintained. Beautifully furnished. Features include built in pantry and china closet, built in bookcase. Lovely ceiling fan with remote in bedroom. Built in microwave nicely tiled tub surround, new 40 gal. water heater 2016, new kitchen and bath faucets and new executive height commode. Large beautiful vanity with storage in bath. Wide doorways. Laundry facilities close proximity to back door. pool close by, deeded parking space. Very convenient to shopping, restaurants, farmers market and thelist goes on. East/West exposure. You don't want to miss this one. MUST SEE UNIT,it won't last long.

18. 2018-04-30
    soldstatus $61,000

    Show marketing remark (713 chars)

    Absolutely adorable 1 brm, 1 bath in desirable Villas west. Lovely setting with so much to offer. Meticulously maintained. Beautifully furnished. Features include built in pantry and china closet, built in bookcase. Lovely ceiling fan with remote in bedroom. Built in microwave nicely tiled tub surround, new 40 gal. water heater 2016, new kitchen and bath faucets and new executive height commode. Large beautiful vanity with storage in bath. Wide doorways. Laundry facilities close proximity to back door. pool close by, deeded parking space. Very convenient to shopping, restaurants, farmers market and thelist goes on. East/West exposure. You don't want to miss this one. MUST SEE UNIT,it won't last long.

19. 2018-03-08
    status Pending 713-char remark

    Show marketing remark (713 chars)

    Absolutely adorable 1 brm, 1 bath in desirable Villas west. Lovely setting with so much to offer. Meticulously maintained. Beautifully furnished. Features include built in pantry and china closet, built in bookcase. Lovely ceiling fan with remote in bedroom. Built in microwave nicely tiled tub surround, new 40 gal. water heater 2016, new kitchen and bath faucets and new executive height commode. Large beautiful vanity with storage in bath. Wide doorways. Laundry facilities close proximity to back door. pool close by, deeded parking space. Very convenient to shopping, restaurants, farmers market and thelist goes on. East/West exposure. You don't want to miss this one. MUST SEE UNIT,it won't last long.

20. 2018-03-05
    historical Active Contingent 713-char remark

    Show marketing remark (713 chars)

    Absolutely adorable 1 brm, 1 bath in desirable Villas west. Lovely setting with so much to offer. Meticulously maintained. Beautifully furnished. Features include built in pantry and china closet, built in bookcase. Lovely ceiling fan with remote in bedroom. Built in microwave nicely tiled tub surround, new 40 gal. water heater 2016, new kitchen and bath faucets and new executive height commode. Large beautiful vanity with storage in bath. Wide doorways. Laundry facilities close proximity to back door. pool close by, deeded parking space. Very convenient to shopping, restaurants, farmers market and thelist goes on. East/West exposure. You don't want to miss this one. MUST SEE UNIT,it won't last long.

21. 2018-01-16
    listed $66,000 Active 713-char remark

    Show marketing remark (713 chars)

    Absolutely adorable 1 brm, 1 bath in desirable Villas west. Lovely setting with so much to offer. Meticulously maintained. Beautifully furnished. Features include built in pantry and china closet, built in bookcase. Lovely ceiling fan with remote in bedroom. Built in microwave nicely tiled tub surround, new 40 gal. water heater 2016, new kitchen and bath faucets and new executive height commode. Large beautiful vanity with storage in bath. Wide doorways. Laundry facilities close proximity to back door. pool close by, deeded parking space. Very convenient to shopping, restaurants, farmers market and thelist goes on. East/West exposure. You don't want to miss this one. MUST SEE UNIT,it won't last long.

22. 2005-04-05
    soldstatus $74,900
23. 2004-04-05
    soldstatus $31,500
24. 1995-04-07
    soldstatus $36,000
25. 1993-02-01
    soldstatus $26,000

ⓘ 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: $537 · $45/mo
• Projected year-2 tax: $686 · $57/mo
• Expected delta: +$150/yr (+$12/mo · 27.9%)

ⓘ 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 ≥106°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: $16,586
• − Mortgage interest: −$5,826
• − Property taxes: −$537
• − Insurance: −$520
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − HOA: −$4,920
• − Depreciation: −$3,025
• Taxable loss: −$896
• Est. tax savings @ 24.0%: +$215
• After-tax cash flow: $796/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

+323.1% since first listed

12 events — show timeline

• 2026-01-28 Price Changed $110,000 MLSSAZ
• 2025-12-30 Listed $114,000 MLSSAZ
• 2018-04-30 Sold (Public Records) $61,000 Public Records
• 2018-04-30 Sold (MLS) $61,000 MLSSAZ
• 2018-04-30 Sold (MLS) $61,000 MLSSAZ
• 2018-03-08 Pending — MLSSAZ
• 2018-03-05 Contingent — MLSSAZ
• 2018-01-16 Listed $66,000 MLSSAZ
• 2005-04-05 Sold (Public Records) $74,900 Public Records
• 2004-04-05 Sold (Public Records) $31,500 Public Records
• 1995-04-07 Sold (Public Records) $36,000 Public Records
• 1993-02-01 Sold (Public Records) $26,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $537 · +9.0% YoY. Source: county tax records.