613 W 7th St · Parker, AZ 85344

$260,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 158 Days on market

Built 1977 5,663 sqft lot $232/sqft · at area comps Est $281k · 8% under

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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 +13.6/30.0
• ARV discount +10.9/15.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You need to see this Home! Updated flooring and brand new Master Bathroom. Clean and ready for you to move in! Solar has been added so that means low Electric costs! Call today to come see this one!

Key facts

• Solar added
• Low electric costs
• Updated flooring

Tags

• UPDATED FLOORING
• MASTER BATHROOM
• SOLAR ADDED
• LOW ELECTRIC COSTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $16 ($196/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 $201k (22.8% below list).
• Recommended offer: $201k (22.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#25 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Parker Unified School District (4510) (town): math 18% / reading 18% proficiency, ranked #200 of 249 in AZ (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Blake Primary School (354 students, 70% FRL); Wallace Jr High School (math 15% / reading 18%, grade F, #151 of 218 statewide, top 70%, 303 students, 73% FRL); Parker High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 507 students, 69% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: 147 active listings in the ZIP; 92 units permitted in La Paz County in 2024 (0 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 $8k of value loss. Plan a longer hold.
• La Paz County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,606 (22.8% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 23% 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. 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

• ARV (median comp): $281,138
• List price: $260,000
• Delta: -7.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1413 W 9th St	0.66mi	2/1.0 (-1)	1,120 (0%)	5mo	$250,000	$223	56
812 S Navajo Ave	0.63mi	3/1.0	1,240 (+11%)	3mo	$212,000	$171	46

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

Projected returns pro-forma

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

5-year hold

• IRR: -15.9%
• Equity multiple: 0.43×
• Total profit: $-41,202
• Equity at exit: $38,767

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-34,987
• Equity at exit: $22,480

Cash invested: $72,800 (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 85344

• Active inventory: 147
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,006 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$97 /mo · $1,160/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $16

Break-even live

Break-even rent $1,985

Max offer price $260,000

Occupancy floor 94%

Sensitivity live

Price	-10% $163	-5% $90	+0% $16	+5% $-57	+10% $-131
Rent	-10% $-142	-5% $-63	+0% $16	+5% $96	+10% $175
Rate	-1.0pp $147	-0.5pp $82	base $16	+0.5pp $-51	+1.0pp $-120

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $260,000 Active 158 DOM
2. 2026-06-18
   days on market $260,000 Active 155 DOM
3. 2026-06-17
   days on market $260,000 Active 154 DOM
4. 2026-06-16
   days on market $260,000 Active 153 DOM
5. 2026-06-15
   days on market $260,000 Active 152 DOM
6. 2026-06-14
   days on market $260,000 Active 150 DOM
7. 2026-06-13
   pricedays on market $260,000 Active 149 DOM
8. 2026-06-10
   days on market $271,000 Active 147 DOM
9. 2026-06-09
   days on market $271,000 Active 146 DOM
10. 2026-06-08
    days on market $271,000 Active 145 DOM
11. 2026-06-07
    days on market $271,000 Active 144 DOM
12. 2026-06-05
    days on market $271,000 Active 141 DOM
13. 2026-06-03
    days on market $271,000 Active 140 DOM
14. 2026-06-02
    days on market $271,000 Active 139 DOM
15. 2026-06-01
    days on market $271,000 Active 138 DOM
16. 2026-05-31
    days on market $271,000 Active 137 DOM
17. 2026-05-30
    days on market $271,000 Active 136 DOM
18. 2026-01-14
    listed $271,000 Active 209-char remark

    Show marketing remark (209 chars)

    You need to see this Home! Updated flooring and brand new Master Bathroom. Clean and ready for you to move in! Solar has been added so that means low Electric costs! Call today to come see this one!

19. 2026-01-01
    historical $1,800
20. 2025-12-17
    listed $1,800
21. 2025-12-01
    historical $1,800
22. 2025-11-14
    price $1,800
23. 2025-10-09
    price $1,850
24. 2025-09-30
    price $1,950
25. 2025-09-11
    listed $2,000
26. 2025-08-19
    listed $271,000 Active
27. 2022-09-29
    soldstatus $227,000 Closed
28. 2022-09-29
    soldstatus $227,000
29. 2022-08-30
    status Pending
30. 2022-08-23
    price $227,000
31. 2022-08-09
    price $237,000
32. 2022-03-08
    listed $249,000 Active
33. 2005-07-15
    soldstatus $137,000
34. 1996-07-22
    soldstatus $72,500

ⓘ 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: $1,160 · $97/mo
• Projected year-2 tax: $1,716 · $143/mo
• Expected delta: +$556/yr (+$46/mo · 47.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥116°F today · 17 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: $24,073
• − Mortgage interest: −$14,564
• − Property taxes: −$1,160
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$7,564
• Taxable loss: −$4,367
• Est. tax savings @ 24.0%: +$1,048
• After-tax cash flow: $1,244/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: Parker Unified School District (4510)
• NCES district ID: 0405980
• Math proficiency: 18% ▼ -10.00%
• Reading proficiency: 18% ▼ -7.00%
• Median HH income: $34,354
• Composite: 14.76/100
• National rank: #9392
• State rank: #200 of 249 in AZ

Livability — Parker

• Score: 73/100
• State rank: #25
• US rank: #5667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parker, AZ
• Population (ZIP): 9,069

Population outlook (La Paz County) Hauer SSP2

• Today (2025): 18,409 people
• By 2030: 17,592 · -4.4%
• By 2040: 16,600 · -9.8%
• By 2050: 16,328 · -11.3%
• By 2075: 17,075 · -7.2%
• By 2100: 17,042 · -7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 40% Hispanic / Latino 34% Native American 23% Two or more races 19% Asian 2%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Slovak 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 10% · Canada
• Languages at home: 74% English-only · Spanish 21% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · La Paz

• 2024 margin: Solid R (+44.2) · D 27.6% · R 71.8%
• 2008→2024 swing: -15.7pp toward R · 2008: -28.5pp · 2024: -44.2pp
• All cycles: 2024: R+44.2 2020: R+38.8 2016: R+41.8 2012: R+32.2 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -155.38%
• Current HPI: 198.2271
• 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

+273.8% since first listed

17 events — show timeline

• 2026-01-14 Listed $271,000 LHAR
• 2026-01-01 Rental Removed $1,800 LHAR
• 2025-12-17 Listed for Rent $1,800 LHAR
• 2025-12-01 Rental Removed $1,800 LHAR
• 2025-11-14 Price Changed $1,800 LHAR
• 2025-10-09 Price Changed $1,850 LHAR
• 2025-09-30 Price Changed $1,950 LHAR
• 2025-09-11 Listed for Rent $2,000 LHAR
• 2025-08-19 Listed $271,000 LHAR
• 2022-09-29 Sold (Public Records) $227,000 Public Records
• 2022-09-29 Sold (MLS) $227,000 LHAR
• 2022-08-30 Pending — LHAR
• 2022-08-23 Price Changed $227,000 LHAR
• 2022-08-09 Price Changed $237,000 LHAR
• 2022-03-08 Listed $249,000 LHAR
• 2005-07-15 Sold (Public Records) $137,000 Public Records
• 1996-07-22 Sold (Public Records) $72,500 Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,160 · +5.2% YoY. Source: county tax records.