None · Douglas, AZ 85607

$175,000

9 bd · 3.9 ba · 3,216 sqft · MultiFamily · 1105 Days on market

Built 1910 4,356 sqft lot ↓ 27% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

This multifamily consists of 4 similar apartments. Each apartment has 2 bedrooms, 1 bath, kitchen, living room and laundry area. This property has a new air conditioning and 1 newer swamp cooler. The porch is 2-year-old. All the apartments are rented at the moment. Three tenants have month to month contract for the amount between $470-$480 a month, and the other tenant is on Section 8 Agreement program for the last 10 years. This property is in a good location, walking distance to the business areas, schools, and parks. This is a good opportunity for investors and/or a buyer who wants to live in this property and rent the other three units. Go to see this property today and send us an offer

Key facts

• 4,356 sq ft lot
• Built 1910
• Listed 1105 days

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.3-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $343/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 4.3% in Douglas — 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 70/100 on livability (#39 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities D-, commute F, employment F.
• Douglas Unified District (4174) (town): math 9% / reading 24% proficiency, ranked #209 of 249 in AZ (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sarah Marley School (math 2% / reading 12%, grade F, #1,064 of 1,109 statewide, top 97%, 313 students, 86% FRL); Ray Borane Middle School (math 5% / reading 17%, grade F, #183 of 218 statewide, top 85%, 387 students, 92% FRL); Douglas High School (math 14% / reading 28%, grade F, #220 of 381 statewide, top 58%, 1,405 students, 83% FRL).
• Market conditions: 163 active listings in the ZIP; 437 units permitted in Cochise County in 2024 (6 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.
• Cochise County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 1105 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $64k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 1105 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.62% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.23%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.8%
• Equity multiple: 1.76×
• Total profit: $37,303
• Equity at exit: $26,093

10-year hold

• IRR: 27.1%
• Equity multiple: 3.39×
• Total profit: $117,151
• Equity at exit: $15,131

Cash invested: $49,000 (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 85607

• Active inventory: 163
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $2,835 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $1,030

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 59%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.3	$2,835
Total (3 units)			$2,835

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2025-12-30
   status Pending
2. 2024-11-15
   status Pending
3. 2024-01-21
   historical Active Contingent
4. 2023-12-31
   price $175,000
5. 2023-10-29
   price $189,000
6. 2023-10-04
   price $225,000
7. 2023-09-03
   price $215,000
8. 2022-11-29
   price $225,000
9. 2022-11-29
   status Active
10. 2022-10-18
    status Pending
11. 2022-09-09
    status Active
12. 2022-07-25
    status Pending
13. 2022-04-01
    price $240,000
14. 2021-11-29
    price $235,000
15. 2021-08-10
    listed $239,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 5 d/yr ≥99°F today · 14 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: $34,020
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,722
• − Management: −$2,722
• − Depreciation: −$5,091
• Taxable income: $10,183
• Est. tax owed @ 24.0%: −$2,444
• After-tax cash flow: $9,919/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: Douglas Unified District (4174)
• NCES district ID: 0402530
• Math proficiency: 9% ▼ -19.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $29,006
• Composite: 12.94/100
• National rank: #9577
• State rank: #209 of 249 in AZ

Livability — Douglas

• Score: 70/100
• State rank: #39
• US rank: #7635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Douglas, AZ
• Population (ZIP): 17,009

Population outlook (Cochise County) Hauer SSP2

• Today (2025): 113,402 people
• By 2030: 106,197 · -6.4%
• By 2040: 92,166 · -18.7%
• By 2050: 79,805 · -29.6%
• By 2075: 56,831 · -49.9%
• By 2100: 35,103 · -69.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 45% White 8% Native American 2%
• Hispanic origin (detail): Mexican 85%
• Foreign-born: 26% · Canada, Vietnam
• Languages at home: 24% English-only · Spanish 74% Vietnamese 1%

Political lean MEDSL · Cochise

• 2024 margin: Strong R (+23.1) · D 37.8% · R 61.0% · Other 1.2%
• 2008→2024 swing: -2.5pp toward R · 2008: -20.7pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.6 2016: R+22.6 2012: R+24.0 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.92%
• Current HPI: 147.0847
• 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

-26.8% since first listed

15 events — show timeline

• 2025-12-30 Pending — MLSSAZ
• 2024-11-15 Pending — MLSSAZ
• 2024-01-21 Contingent — MLSSAZ
• 2023-12-31 Price Changed $175,000 MLSSAZ
• 2023-10-29 Price Changed $189,000 MLSSAZ
• 2023-10-04 Price Changed $225,000 MLSSAZ
• 2023-09-03 Price Changed $215,000 MLSSAZ
• 2022-11-29 Price Changed $225,000 MLSSAZ
• 2022-11-29 Relisted — MLSSAZ
• 2022-10-18 Pending — MLSSAZ
• 2022-09-09 Relisted — MLSSAZ
• 2022-07-25 Pending — MLSSAZ
• 2022-04-01 Price Changed $240,000 MLSSAZ
• 2021-11-29 Price Changed $235,000 MLSSAZ
• 2021-08-10 Listed $239,000 MLSSAZ