181 W Douglas Ave · Coolidge, AZ 85128

$197,000

3 bd · 2.0 ba · 1,012 sqft · SingleFamily public records · 40 Days on market

Built 2022 4,951 sqft lot $195/sqft · 23% below area Est $257k · 23% under $56/mo HOA · 3% 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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• 1% rule +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this Single-Story NEW home in the Picacho Crossing Community! The desirable 1001 Plan boasts an open-concept layout, with the Kitchen overlooking an inviting Great room. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes Range with a Microwave hood and Dishwasher). All bedrooms, including the laundry room, are on the main floor. The private owner's suite features an attached bath and walk-in closet. This desirable plan also comes complete with a 1 car garage.

Key facts

• Block wall
• Solar panels
• Granite counters

Tags

• GRANITE COUNTERS
• BLOCK WALL
• SOLAR PANELS

Property features AI

Finance

• HOA & community: Community association with monthly fee; Association fee $56.50 per month; Association covers grounds maintenance and street maintenance; Biking/walking path in the community

Exterior

• Parking: 1 covered parking space; 1 open parking space; Garage with direct access and garage door opener
• Utilities: City water; Public sewer; Other utilities
• Home design: Single-family residence; Fee simple ownership
• Construction: Stucco and wood frame construction; Painted exterior; Composition roof
• Exterior features: Private yard; Block fencing; Dirt backyard; Gravel/stone front yard; Front yard automatic timer irrigation

Interior

• Kitchen: Built-in microwave; Dishwasher; Garbage disposal
• Bedrooms: Up to 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air; Programmable thermostat
• Interior features: High-speed internet; Granite counters; Breakfast bar; 9+ foot flat ceilings; No interior steps; Full bath in master bedroom; Dual-pane windows; Solar panels
• Laundry & utility: Inside laundry with washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $59 ($712/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 $165k (16.3% below list).
• Recommended offer: $165k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.5% in Coolidge — 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 57/100 on livability (#235 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Coolidge Unified District (4442) (town): math 8% / reading 14% proficiency, ranked #229 of 249 in AZ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: West Elementary School (math 6% / reading 13%, grade F, #1,037 of 1,109 statewide, top 94%, 733 students, 74% FRL); Coolidge Jr. High School (math 7% / reading 11%, grade F, #200 of 218 statewide, top 93%, 362 students, 80% FRL); Coolidge High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 640 students, 68% FRL).
• Market conditions: Rents flat; 260 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 30% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($191k) 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: major 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 $164,847 (16.3% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (median comp): $256,795
• List price: $197,000
• Delta: -23.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 W Taylor Ave	0.16mi	3/2.5	1,013 (+0%)	6mo	$220,000	$217	85
281 W Douglas Ave	0.10mi	3/2.0	1,013 (+0%)	14mo	$250,000	$247	84
190 E Douglas Ave	0.26mi	3/2.0	1,013 (+0%)	5mo	$208,000	$205	83
165 W Taylor Ave	0.12mi	3/2.0	1,013 (+0%)	15mo	$254,000	$251	81
184 E Douglas Ave	0.25mi	3/2.0	1,013 (+0%)	15mo	$235,000	$232	76
138 E Patton Ave	0.19mi	3/2.0	1,013 (+0%)	20mo	$244,200	$241	75
720 W Dewey Ave	0.67mi	4/2.0 (+1)	1,009 (-0%)	5mo	$205,000	$203	59
543 W Sunset Ave	0.52mi	2/1.0 (-1)	946 (-6%)	9mo	$165,000	$174	48
1820 S 7th St	0.66mi	3/2.0	1,122 (+11%)	4mo	$225,000	$201	48
1521 S 4th St	0.35mi	2/1.0 (-1)	897 (-11%)	24mo	$211,000	$235	36

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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.43×
• Total profit: $-31,490
• Equity at exit: $29,373

10-year hold

• IRR: -11.9%
• Equity multiple: 0.35×
• Total profit: $-35,750
• Equity at exit: $17,033

Cash invested: $55,160 (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 85128

• Home prices YoY: -7.9%
• Rents YoY: 1.0%
• Active inventory: 260
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,648 high
• Mortgage (P&I): −$1,033
• Tax from tax record: −$72 /mo · $861/yr
• Insurance: −$82
• HOA: −$56
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $59

Break-even live

Break-even rent $1,573

Max offer price $197,000

Occupancy floor 91%

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 W Douglas Ave Coolidge, AZ	3.0	2.0	1202	$1,595	$1.33	43d	1	0.01mi
131 E Patton Ave Coolidge, AZ	4.0	2.0	1221	$2,200	$1.80	43d	1	0.18mi
1660 S Wooten St Coolidge, AZ	3.0	2.5	1385	$1,500	$1.08	4d	1	0.19mi
342 W Taylor Ave Coolidge, AZ	3.0	1.5	1008	$1,500	$1.49	43d	1	0.24mi
350 W Spruell Ave Coolidge, AZ	1.0–2.0	1.0–2.0	771	$1,095	$1.42	1d	1	0.33mi
440 W Taylor Ave Coolidge, AZ	2.0	1.0	992	$1,250	$1.26	14d	1	0.33mi
232 W Elm Ave Unit B Coolidge, AZ	4.0	2.5	1452	$1,350	$0.93	43d	1	0.73mi
393 W Seagoe Ave Unit B Coolidge, AZ	3.0	2.0	1030	$1,250	$1.21	43d	1	0.80mi
447 W Seagoe Ave Unit A Coolidge, AZ	2.0	1.5	752	$1,000	$1.33	24d	1	0.81mi
144 W Lincoln Ave Coolidge, AZ	3.0	2.0	1125	$1,299	$1.15	3d	1	0.88mi
392 E Dirkley Ave Coolidge, AZ	4.0	2.5	1440	$1,700	$1.18	43d	1	1.08mi
313 E Central Ave Coolidge, AZ	2.0	2.0	1393	$1,200	$0.86	43d	1	1.21mi
1204 W Prior Ave Coolidge, AZ	3.0	2.0	1280	$1,595	$1.25	43d	1	1.50mi

HOA detail

• Monthly dues: $56 · $672/yr

Listing history 28 events

1. 2026-06-13
   statusdays on market $197,000 Pending 40 DOM
2. 2026-06-09
   days on market $197,000 Active 38 DOM
3. 2026-06-08
   days on market $197,000 Active 37 DOM
4. 2026-06-07
   days on market $197,000 Active 36 DOM
5. 2026-06-04
   days on market $197,000 Active 33 DOM
6. 2026-06-03
   days on market $197,000 Active 32 DOM
7. 2026-06-02
   days on market $197,000 Active 31 DOM
8. 2026-06-01
   days on market $197,000 Active 30 DOM
9. 2026-05-31
   days on market $197,000 Active 29 DOM
10. 2026-05-02
    listed $197,000 Active 340-char remark
11. 2026-01-07
    historical
12. 2026-01-02
    price $190,000
13. 2025-11-06
    price $200,000
14. 2025-10-20
    listed $225,000 Active
15. 2022-09-28
    soldstatus $239,990 Closed

    Show marketing remark (536 chars)

    Welcome home to this Single-Story NEW home in the Picacho Crossing Community! The desirable 1001 Plan boasts an open-concept layout, with the Kitchen overlooking an inviting Great room. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes Range with a Microwave hood and Dishwasher). All bedrooms, including the laundry room, are on the main floor. The private owner's suite features an attached bath and walk-in closet. This desirable plan also comes complete with a 1 car garage.

16. 2022-08-09
    status Pending

    Show marketing remark (536 chars)

    Welcome home to this Single-Story NEW home in the Picacho Crossing Community! The desirable 1001 Plan boasts an open-concept layout, with the Kitchen overlooking an inviting Great room. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes Range with a Microwave hood and Dishwasher). All bedrooms, including the laundry room, are on the main floor. The private owner's suite features an attached bath and walk-in closet. This desirable plan also comes complete with a 1 car garage.

17. 2022-08-05
    price $239,990

    Show marketing remark (536 chars)

    Welcome home to this Single-Story NEW home in the Picacho Crossing Community! The desirable 1001 Plan boasts an open-concept layout, with the Kitchen overlooking an inviting Great room. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes Range with a Microwave hood and Dishwasher). All bedrooms, including the laundry room, are on the main floor. The private owner's suite features an attached bath and walk-in closet. This desirable plan also comes complete with a 1 car garage.

18. 2022-08-03
    price $249,990

    Show marketing remark (536 chars)

    Welcome home to this Single-Story NEW home in the Picacho Crossing Community! The desirable 1001 Plan boasts an open-concept layout, with the Kitchen overlooking an inviting Great room. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes Range with a Microwave hood and Dishwasher). All bedrooms, including the laundry room, are on the main floor. The private owner's suite features an attached bath and walk-in closet. This desirable plan also comes complete with a 1 car garage.

19. 2022-08-03
    status Active

    Show marketing remark (536 chars)

    Welcome home to this Single-Story NEW home in the Picacho Crossing Community! The desirable 1001 Plan boasts an open-concept layout, with the Kitchen overlooking an inviting Great room. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes Range with a Microwave hood and Dishwasher). All bedrooms, including the laundry room, are on the main floor. The private owner's suite features an attached bath and walk-in closet. This desirable plan also comes complete with a 1 car garage.

20. 2022-07-25
    status Pending

    Show marketing remark (536 chars)

    Welcome home to this Single-Story NEW home in the Picacho Crossing Community! The desirable 1001 Plan boasts an open-concept layout, with the Kitchen overlooking an inviting Great room. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes Range with a Microwave hood and Dishwasher). All bedrooms, including the laundry room, are on the main floor. The private owner's suite features an attached bath and walk-in closet. This desirable plan also comes complete with a 1 car garage.

21. 2022-07-13
    price $244,990

    Show marketing remark (536 chars)

    Welcome home to this Single-Story NEW home in the Picacho Crossing Community! The desirable 1001 Plan boasts an open-concept layout, with the Kitchen overlooking an inviting Great room. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes Range with a Microwave hood and Dishwasher). All bedrooms, including the laundry room, are on the main floor. The private owner's suite features an attached bath and walk-in closet. This desirable plan also comes complete with a 1 car garage.

22. 2022-07-06
    price $249,990

    Show marketing remark (536 chars)

    Welcome home to this Single-Story NEW home in the Picacho Crossing Community! The desirable 1001 Plan boasts an open-concept layout, with the Kitchen overlooking an inviting Great room. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes Range with a Microwave hood and Dishwasher). All bedrooms, including the laundry room, are on the main floor. The private owner's suite features an attached bath and walk-in closet. This desirable plan also comes complete with a 1 car garage.

23. 2022-06-22
    price $254,990

    Show marketing remark (536 chars)

    Welcome home to this Single-Story NEW home in the Picacho Crossing Community! The desirable 1001 Plan boasts an open-concept layout, with the Kitchen overlooking an inviting Great room. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes Range with a Microwave hood and Dishwasher). All bedrooms, including the laundry room, are on the main floor. The private owner's suite features an attached bath and walk-in closet. This desirable plan also comes complete with a 1 car garage.

24. 2022-06-15
    status Active

    Show marketing remark (536 chars)

    Welcome home to this Single-Story NEW home in the Picacho Crossing Community! The desirable 1001 Plan boasts an open-concept layout, with the Kitchen overlooking an inviting Great room. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes Range with a Microwave hood and Dishwasher). All bedrooms, including the laundry room, are on the main floor. The private owner's suite features an attached bath and walk-in closet. This desirable plan also comes complete with a 1 car garage.

25. 2022-06-03
    status Pending

    Show marketing remark (536 chars)

    Welcome home to this Single-Story NEW home in the Picacho Crossing Community! The desirable 1001 Plan boasts an open-concept layout, with the Kitchen overlooking an inviting Great room. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes Range with a Microwave hood and Dishwasher). All bedrooms, including the laundry room, are on the main floor. The private owner's suite features an attached bath and walk-in closet. This desirable plan also comes complete with a 1 car garage.

26. 2022-06-02
    listed $259,990 Active

    Show marketing remark (536 chars)

    Welcome home to this Single-Story NEW home in the Picacho Crossing Community! The desirable 1001 Plan boasts an open-concept layout, with the Kitchen overlooking an inviting Great room. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Includes Range with a Microwave hood and Dishwasher). All bedrooms, including the laundry room, are on the main floor. The private owner's suite features an attached bath and walk-in closet. This desirable plan also comes complete with a 1 car garage.

27. 2021-02-01
    soldstatus $2,272,000
28. 2011-06-09
    soldstatus $550,000

ⓘ 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: $861 · $72/mo
• Projected year-2 tax: $1,300 · $108/mo
• Expected delta: +$439/yr (+$37/mo · 51.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°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: $19,782
• − Mortgage interest: −$11,035
• − Property taxes: −$861
• − Insurance: −$985
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − HOA: −$672
• − Depreciation: −$5,731
• Taxable loss: −$2,668
• Est. tax savings @ 24.0%: +$640
• After-tax cash flow: $1,352/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: Coolidge Unified District (4442)
• NCES district ID: 0402320
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 14% ▼ -2.00%
• Median HH income: $49,182
• Composite: 10.35/100
• National rank: #9787
• State rank: #229 of 249 in AZ

Livability — Coolidge

• Score: 57/100
• State rank: #235
• US rank: #22344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coolidge, AZ
• County: Pinal County · 399,947 people
• City population: 19,487
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 19,487
• Household income: $65,477
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 264.0

Population outlook (Pinal County) Hauer SSP2

• Today (2025): 437,574 people
• By 2030: 446,903 · +2.1%
• By 2040: 452,589 · +3.4%
• By 2050: 444,126 · +1.5%
• By 2075: 430,300 · -1.7%
• By 2100: 393,536 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 52% White 29% Two or more races 22% Native American 17% Black 4%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Lithuanian 1% Portuguese 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 71% English-only · Spanish 25% Other Indo-European 1%

Political lean MEDSL · Pinal

• 2024 margin: Strong R (+22.1) · D 38.5% · R 60.6%
• 2008→2024 swing: -7.6pp toward R · 2008: -14.5pp · 2024: -22.1pp
• All cycles: 2024: R+22.1 2020: R+17.3 2016: R+19.3 2012: R+17.1 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.95%
• Current HPI: 280.3422
• Rent YoY: ▲ 0.97%
• Metro: Phoenix-Mesa-Chandler, 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

-64.2% since first listed

20 events — show timeline

• 2026-06-11 Pending — ARMLS
• 2026-05-02 Listed $197,000 ARMLS
• 2026-01-07 Listing Removed — ARMLS
• 2026-01-02 Price Changed $190,000 ARMLS
• 2025-11-06 Price Changed $200,000 ARMLS
• 2025-10-20 Listed $225,000 ARMLS
• 2022-09-28 Sold (MLS) $239,990 ARMLS
• 2022-08-09 Pending — ARMLS
• 2022-08-05 Price Changed $239,990 ARMLS
• 2022-08-03 Price Changed $249,990 ARMLS
• 2022-08-03 Relisted — ARMLS
• 2022-07-25 Pending — ARMLS
• 2022-07-13 Price Changed $244,990 ARMLS
• 2022-07-06 Price Changed $249,990 ARMLS
• 2022-06-22 Price Changed $254,990 ARMLS
• 2022-06-15 Relisted — ARMLS
• 2022-06-03 Pending — ARMLS
• 2022-06-02 Listed $259,990 ARMLS
• 2021-02-01 Sold (Public Records) $2,272,000 Public Records
• 2011-06-09 Sold (Public Records) $550,000 Public Records

Property tax history

+28.5%/yr

Latest (2025): $861 · +5.3% YoY. Source: county tax records.