1010 S Calle De La Temporada · Green Valley, AZ 85614

$179,000

2 bd · 1.0 ba · 979 sqft · Condo public records · 91 Days on market

Built 1977 $132/mo HOA · 8% 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 +13.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Rent growth +3.9/5.0
• 1% rule +3.7/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare two bedroom unit gives you lots of room for family or a hobby. With the HOA taking care of roof, common area, garbage and a beautiful pool and spa you will feel like you are in paradise. Most of the furniture will stay. for your convenience.

Key facts

• $132 HOA
• Community pool
• Built 1977

Property features AI

Finance

• Other: Living area approximately 979; Lot about 1,045 sq ft; Parcel number available
• HOA & community: Community pool and spa; HOA-maintained road; HOA fee paid semi-annually; HOA covers blanket insurance, common area maintenance, exterior maintenance of unit, and roof repair

Exterior

• Security: Wrought iron security door; Smoke detector(s)
• Utilities: Water from a water company; Sewer connected
• Home design: Townhouse; One story; Faces south
• Construction: Frame with stucco exterior; Built-up roof; Built in ?
• Exterior features: Decorative gravel landscaping; Shrubs; North/South exposure; Chip and seal road; Paved street; Sidewalks; Community pool; Community spa/hot tub

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Electric range; Microwave
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced air heating; Central air conditioning; Ceiling fans
• Interior features: Skylights; Smoke detector(s); Wrought iron security door
• Laundry & utility: Washer; Dryer; Stacked laundry space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $16 ($189/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 $156k (13.0% below list).
• Recommended offer: $156k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1k of loan paydown is wiped out by about $5k 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 91 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 2y ago; this cycle's ask is 6293% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $115k; list at $179k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $155,811 (13.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 0.87% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 9.6

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: -12.9%
• Equity multiple: 0.52×
• Total profit: $-23,813
• Equity at exit: $26,689

10-year hold

• IRR: -0.3%
• Equity multiple: 0.97×
• Total profit: $-1,306
• Equity at exit: $15,477

Cash invested: $50,120 (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: 416
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,558 high
• Mortgage (P&I): −$939
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$75
• HOA: −$132
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $16

Break-even live

Break-even rent $1,538

Max offer price $179,000

Occupancy floor 94%

Sensitivity live

Price	-10% $117	-5% $66	+0% $16	+5% $-35	+10% $-86
Rent	-10% $-107	-5% $-46	+0% $16	+5% $77	+10% $139
Rate	-1.0pp $106	-0.5pp $61	base $16	+0.5pp $-31	+1.0pp $-78

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1040 S Calle de la Temporada Green Valley, AZ	2.0	2.0	950	$1,800	$1.89	25d	1	0.03mi
1310 S Desert Meadows Cir Green Valley, AZ	2.0	2.0	1075	$1,500	$1.40	3d	1	0.43mi
478 Paseo Madera Unit B Green Valley, AZ	1.0	1.0	588	$1,250	$2.13	25d	1	0.57mi
466 Paseo Madera Unit A Green Valley, AZ	2.0	1.0	696	$1,100	$1.58	18d	1	0.57mi
466 S Paseo Madera Green Valley, AZ	2.0	1.0	696	$2,300	$3.30	18d	1	0.58mi
90 W Camino Manzana Green Valley, AZ	1.0	1.0	588	$2,000	$3.40	25d	1	0.58mi
430 S Paseo Pena Green Valley, AZ	2.0	1.0	696	$1,025	$1.47	16d	1	0.67mi
337 S Paseo Cerro Unit A Green Valley, AZ	2.0	1.0	784	$1,300	$1.66	25d	1	0.68mi
321 S Paseo Madera Unit A Green Valley, AZ	2.0	1.0	696	$1,250	$1.80	25d	1	0.71mi
303 S Paseo Lobo Green Valley, AZ	2.0	1.0	696	$1,000	$1.44	25d	1	0.72mi
348 S Paseo Tierra Green Valley, AZ	2.0	2.0	991	$1,065	$1.07	18d	1	0.73mi
262 S Paseo Cerro Green Valley, AZ	1.0	1.0	588	$1,200	$2.04	3d	1	0.75mi
262 S Paseo Cerro Unit B Green Valley, AZ	1.0	1.0	588	$1,200	$2.04	25d	1	0.75mi
133 S Paseo Pena Green Valley, AZ	1.0	1.0	588	$1,095	$1.86	3d	1	0.92mi
174 S Paseo Tierra Green Valley, AZ	1.0	1.0	588	$1,100	$1.87	3d	1	0.96mi
132 S Paseo Sarta Green Valley, AZ	1.0	1.0	588	$2,000	$3.40	3d	1	0.97mi
61 N Las Yucas Green Valley, AZ	2.0	2.0	1104	$1,350	$1.22	4d	1	1.06mi
230 N Calle Acuarela Unit 230 Green Valley, AZ	2.0	1.0	965	$1,400	$1.45	5d	1	1.24mi
359 N Calle del Chancero Green Valley, AZ	2.0	2.0	1061	$1,475	$1.39	17d	1	1.35mi
390 N Calle de las Profetas Green Valley, AZ	2.0	1.0	965	$1,250	$1.30	5d	1	1.38mi

HOA detail condo

• Monthly dues: $132 · $1,584/yr
• Likely covers: trashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-21
   days on market $179,000 Active 91 DOM
2. 2026-06-18
   days on market $179,000 Active 88 DOM
3. 2026-06-17
   days on market $179,000 Active 87 DOM
4. 2026-06-16
   days on market $179,000 Active 86 DOM
5. 2026-06-15
   days on market $179,000 Active 85 DOM
6. 2026-06-13
   days on market $179,000 Active 83 DOM
7. 2026-06-10
   days on market $179,000 Active 80 DOM
8. 2026-06-09
   days on market $179,000 Active 79 DOM
9. 2026-06-08
   days on market $179,000 Active 78 DOM
10. 2026-06-07
    days on market $179,000 Active 77 DOM
11. 2026-06-03
    days on market $179,000 Active 73 DOM
12. 2026-06-02
    days on market $179,000 Active 72 DOM
13. 2026-06-01
    days on market $179,000 Active 71 DOM
14. 2026-05-31
    days on market $179,000 Active 70 DOM
15. 2026-05-14
    historical $2,800
16. 2026-05-13
    listed $2,800
17. 2026-04-29
    status Active
18. 2026-04-22
    historical
19. 2026-03-31
    price $179,000
20. 2026-03-13
    listed $199,900 Active
21. 2026-02-01
    historical $2,800
22. 2025-12-31
    listed $2,800
23. 2025-12-21
    historical $2,800
24. 2025-12-03
    price $2,800
25. 2025-11-20
    listed $1,800
26. 2025-10-30
    historical $1,800
27. 2025-09-29
    listed $1,800
28. 2025-08-21
    historical $1,800
29. 2025-07-21
    listed $1,800
30. 2025-07-04
    historical $1,800
31. 2025-06-03
    listed $1,800
32. 2025-03-19
    historical $1,800
33. 2025-02-15
    listed $1,800
34. 2024-12-12
    historical $2,800
35. 2024-11-11
    listed $2,800
36. 2024-11-04
    historical $2,800
37. 2024-10-04
    price $2,800
38. 2024-09-22
    price $3,000
39. 2024-09-03
    listed $1,200
40. 2024-08-01
    historical $1,200
41. 2024-06-30
    listed $1,200
42. 2021-03-22
    soldstatus $115,000
43. 2017-04-10
    soldstatus $62,000
44. 2002-12-26
    soldstatus $56,000
45. 1982-10-01
    soldstatus $46,640

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $1,181 · $98/mo
• Expected delta: +$342/yr (+$29/mo · 40.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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: $18,697
• − Mortgage interest: −$10,027
• − Property taxes: −$839
• − Insurance: −$895
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − HOA: −$1,584
• − Depreciation: −$5,207
• Taxable loss: −$2,846
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $872/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

-94.0% since first listed

31 events — show timeline

• 2026-05-14 Rental Removed $2,800 TURBOTENANT
• 2026-05-13 Listed for Rent $2,800 TURBOTENANT
• 2026-04-29 Relisted — MLSSAZ
• 2026-04-22 Listing Removed — MLSSAZ
• 2026-03-31 Price Changed $179,000 MLSSAZ
• 2026-03-13 Listed $199,900 MLSSAZ
• 2026-02-01 Rental Removed $2,800 TURBOTENANT
• 2025-12-31 Listed for Rent $2,800 TURBOTENANT
• 2025-12-21 Rental Removed $2,800 TURBOTENANT
• 2025-12-03 Price Changed $2,800 TURBOTENANT
• 2025-11-20 Listed for Rent $1,800 TURBOTENANT
• 2025-10-30 Rental Removed $1,800 TURBOTENANT
• 2025-09-29 Listed for Rent $1,800 TURBOTENANT
• 2025-08-21 Rental Removed $1,800 TURBOTENANT
• 2025-07-21 Listed for Rent $1,800 TURBOTENANT
• 2025-07-04 Rental Removed $1,800 TURBOTENANT
• 2025-06-03 Listed for Rent $1,800 TURBOTENANT
• 2025-03-19 Rental Removed $1,800 TURBOTENANT
• 2025-02-15 Listed for Rent $1,800 TURBOTENANT
• 2024-12-12 Rental Removed $2,800 TURBOTENANT
• 2024-11-11 Listed for Rent $2,800 TURBOTENANT
• 2024-11-04 Rental Removed $2,800 TURBOTENANT
• 2024-10-04 Price Changed $2,800 TURBOTENANT
• 2024-09-22 Price Changed $3,000 TURBOTENANT
• 2024-09-03 Listed for Rent $1,200 TURBOTENANT
• 2024-08-01 Rental Removed $1,200 TURBOTENANT
• 2024-06-30 Listed for Rent $1,200 TURBOTENANT
• 2021-03-22 Sold (Public Records) $115,000 Public Records
• 2017-04-10 Sold (Public Records) $62,000 Public Records
• 2002-12-26 Sold (Public Records) $56,000 Public Records
• 1982-10-01 Sold (Public Records) $46,640 Public Records

Property tax history

+4.1%/yr

Latest (2025): $839 · +9.0% YoY. Source: county tax records.