10059 N Oro Pl · Oro Valley, AZ 85737

$309,000

2 bd · 2.0 ba · 1,674 sqft · Condo public records · 126 Days on market

Built 1978 $185/sqft · 21% below area Est $390k · 21% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cute two bed two bath 1674sqft condo located in the scenic community of Oro Valley, Stylish, functional desert living with plenty of restaurants, shopping and outdoor activities within a reasonable commute.

Key facts

• Garage
• Community pool
• Built 1978

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $309k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $267k (13.7% below list).
• Recommended offer: $267k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.2% in Oro 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 81/100 on livability (#2 in AZ, #1,339 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute D, amenities F, cost of living D-.
• Amphitheater Unified District (4406) (suburban): math 32% / reading 40% proficiency, ranked #85 of 249 in AZ (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.7%/yr); 163 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $9k 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 126 days — a 12% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $92k; list at $309k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,731 (13.7% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.86% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (median comp): $390,278
• List price: $309,000
• Delta: -20.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.7% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-45,014
• Equity at exit: $46,073

10-year hold

• IRR: -6.4%
• Equity multiple: 0.60×
• Total profit: $-35,020
• Equity at exit: $26,717

Cash invested: $86,520 (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 85737

• Home prices YoY: -19.6%
• Rents YoY: 2.7%
• Active inventory: 163
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,667 high
• Mortgage (P&I): −$1,620
• Tax from tax record: −$190 /mo · $2,285/yr
• Insurance: −$129
• HOA est. from 1 same-building comp: −$75
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $93

Break-even live

Break-even rent $2,550

Max offer price $309,000

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
272 E Southern Pines Dr Tucson, AZ	2.0	2.0	1811	$3,800	$2.10	44d	1	0.11mi
9901 N Oracle Rd Tucson, AZ	2.0–3.0	2.0	1022	$1,414	$1.38	24d	1	0.30mi
250 E Fieldcrest Ln Tucson, AZ	3.0	2.5	1669	$2,220	$1.33	44d	1	0.42mi
10333 N Oracle Rd Tucson, AZ	1.0–3.0	1.0–2.0	1057	$1,592	$1.51	44d	16	0.42mi
791 E Camino Corrida Tucson, AZ	2.0	2.0	1716	$2,400	$1.40	3d	1	0.46mi
784 Camino Diestro Oro Valley, AZ	2.0	2.0	1738	$3,900	$2.24	24d	1	0.49mi
836 Camino Diestro Unit none Oro Valley, AZ	2.0	2.0	1851	$3,400	$1.84	17d	1	0.53mi
836 Camino Diestro Oro Valley, AZ	2.0	2.5	1851	$3,400	$1.84	17d	1	0.53mi
375 E Linda Vista Blvd Tucson, AZ	1.0–2.0	1.0–2.0	939	$2,650	$2.82	10d	8	0.55mi
936 Camino Diestro Oro Valley, AZ	2.0	2.0	1445	$1,800	$1.25	3d	1	0.61mi
9750 N Oracle Rd Tucson, AZ	1.0–3.0	1.0–2.0	1101	$1,712	$1.55	2d	25	0.62mi
10675 N Kilimanjaro Ave Tucson, AZ	3.0	2.0	1440	$1,650	$1.15	44d	1	0.78mi
1184 Camino Diestro Unit 11 Oro Valley, AZ	2.0	2.0	1851	$4,500	$2.43	24d	1	0.80mi
1184 Camino Diestro Oro Valley, AZ	2.0	2.5	1851	$4,500	$2.43	44d	1	0.80mi
1195 Camino Diestro Unit 1546277P Oro Valley, AZ	3.0	2.0	1506	$3,329	$2.21	15d	1	0.81mi
458 W Paseo Rio Grande Tucson, AZ	3.0	2.0	1520	$2,000	$1.32	44d	1	0.82mi
9876 N Ridge Shadow Pl Tucson, AZ	2.0	2.5	2119	$3,495	$1.65	44d	1	0.84mi
1232 Camino Diestro Unit 1232 Oro Valley, AZ	2.0	3.0	1561	$3,900	$2.50	24d	1	0.85mi
1232 Camino Diestro Oro Valley, AZ	2.0	2.5	1516	$3,900	$2.57	44d	1	0.85mi
10407 N Fair Desert Dr Tucson, AZ	2.0	2.0	1129	$2,000	$1.77	44d	1	0.86mi
293 E Jasper Ct Oro Valley, AZ	3.0	2.5	2250	$2,950	$1.31	3d	1	0.87mi
600 E River Walk Dr Tucson, AZ	3.0	2.0	1408	$1,895	$1.35	21d	1	0.87mi
10451 N Calle Verano Seco Tucson, AZ	3.0	2.0	1998	$2,045	$1.02	16d	1	0.92mi
877 W Annandale Way Tucson, AZ	3.0	2.0	1900	$3,100	$1.63	44d	1	1.00mi
1485 E Ram Canyon Dr Tucson, AZ	2.0	2.0	1512	$2,600	$1.72	44d	1	1.08mi
10730 N Oracle Rd Tucson, AZ	1.0–3.0	1.0–2.0	1078	$1,692	$1.57	2d	22	1.09mi
9095 N Oracle Rd Tucson, AZ	1.0–3.0	1.0–2.0	965	$1,219	$1.26	3d	12	1.28mi
1500 E Pusch Wilderness Dr Unit 8208 Oro Valley, AZ	3.0	2.0	1268	$2,200	$1.74	44d	1	1.30mi
1500 E Pusch Wilderness Dr #9105 Tucson, AZ	2.0	2.0	1057	$2,150	$2.03	44d	1	1.38mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $309,000 Active 126 DOM
2. 2026-06-17
   days on market $309,000 Active 125 DOM
3. 2026-06-16
   days on market $309,000 Active 124 DOM
4. 2026-06-15
   days on market $309,000 Active 123 DOM
5. 2026-06-13
   days on market $309,000 Active 121 DOM
6. 2026-06-10
   days on market $309,000 Active 118 DOM
7. 2026-06-09
   days on market $309,000 Active 117 DOM
8. 2026-06-08
   days on market $309,000 Active 116 DOM
9. 2026-06-07
   days on market $309,000 Active 115 DOM
10. 2026-06-05
    days on market $309,000 Active 112 DOM
11. 2026-06-03
    days on market $309,000 Active 111 DOM
12. 2026-06-02
    days on market $309,000 Active 110 DOM
13. 2026-06-01
    days on market $309,000 Active 109 DOM
14. 2026-05-31
    days on market $309,000 Active 108 DOM
15. 2026-05-01
    price $309,000 211-char remark

    Show marketing remark (211 chars)

    This cute two bed two bath 1674sqft condo located in the scenic community of Oro Valley, Stylish, functional desert living with plenty of restaurants, shopping and outdoor activities within a reasonable commute.

16. 2026-02-13
    listed $319,000 Active 211-char remark

    Show marketing remark (211 chars)

    This cute two bed two bath 1674sqft condo located in the scenic community of Oro Valley, Stylish, functional desert living with plenty of restaurants, shopping and outdoor activities within a reasonable commute.

17. 1992-09-24
    soldstatus $91,500
18. 1978-02-01
    soldstatus $53,250

ⓘ 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: $2,285 · $190/mo
• Projected year-2 tax: $2,285 · $190/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 20 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: $32,008
• − Mortgage interest: −$17,309
• − Property taxes: −$2,285
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,561
• − Management: −$2,561
• − HOA: −$900
• − Depreciation: −$8,989
• Taxable loss: −$4,142
• Est. tax savings @ 24.0%: +$994
• After-tax cash flow: $2,105/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: Amphitheater Unified District (4406)
• NCES district ID: 0400680
• Math proficiency: 32% ▼ -13.00%
• Reading proficiency: 40% ▼ -8.00%
• Median HH income: $46,524
• Composite: 30.82/100
• National rank: #6135
• State rank: #85 of 249 in AZ

Livability — Oro Valley

• Score: 81/100
• State rank: #2
• US rank: #1339

Category grades

Amenities F Commute D Cost of living D- Crime A+ Employment A+ Housing A+ Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oro Valley, AZ
• County: Pima County · 1,012,107 people
• City population: 41,345
• Metro: Tucson, AZ
• Population (ZIP): 22,785
• Household income: $107,348
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 666.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 19% Two or more races 12% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 3%
• Foreign-born: 11% · Canada, China
• Languages at home: 85% English-only · Spanish 10% Other Indo-European 2% Chinese 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: ▼ -63.56%
• Current HPI: 261.4417
• Rent YoY: ▲ 2.70%
• 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

+480.3% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $309,000 MLSSAZ
• 2026-02-13 Listed $319,000 MLSSAZ
• 1992-09-24 Sold (Public Records) $91,500 Public Records
• 1978-02-01 Sold (Public Records) $53,250 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,285 · +4.4% YoY. Source: county tax records.