617 E 17th St · Douglas, AZ 85607

$50,000

1 bd · 1.0 ba · 746 sqft · SingleFamily public records · 594 Days on market

Built 1910 4,497 sqft lot $67/sqft · 15% below area Est $59k · 15% under ↓ 33% 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
• ARV discount +14.4/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Listing remarks MLS

Location, convenience, and many possibilities. Early 1900's home ready for some TLC and your imagination, all utility services are available (city water, sewer, and electric). This is a one bedroom, one bath home, that can be easily turned into a rental, if convenient. Great investment opportunity!

Key facts

• Early 1900's home
• 4,497 sq ft lot
• Built 1910

Tags

• EARLY 1900'S HOME

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($742 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: schools D, amenities D-, commute 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.
• Market conditions: 163 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 594 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $5k (9%) 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: severe 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 594 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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: 1.48% ✓
• Cap rate: 12.96%
• Cash-on-cash: 23.80%
• DSCR: 2.06
• GRM: 5.6

CMA / ARV

• ARV (median comp): $59,004
• List price: $50,000
• Delta: -15.26%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 E 17th St	0.03mi	1/1.0	841 (+13%)	10mo	$28,500	$34	69
323 E 17th St	0.27mi	2/1.0 (+1)	702 (-6%)	16mo	$107,000	$152	59

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: 16.9%
• Equity multiple: 1.68×
• Total profit: $9,568
• Equity at exit: $7,455

10-year hold

• IRR: 25.5%
• Equity multiple: 3.22×
• Total profit: $31,053
• Equity at exit: $4,323

Cash invested: $14,000 (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: 5.6×

Monthly cashflow live

• Estimated rent: $742 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$25 /mo · $304/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$156
• Net cashflow: $278

Break-even live

Break-even rent $390

Max offer price $50,000

Occupancy floor 58%

Sensitivity live

Price	-10% $306	-5% $292	+0% $278	+5% $263	+10% $249
Rent	-10% $219	-5% $248	+0% $278	+5% $307	+10% $336
Rate	-1.0pp $303	-0.5pp $290	base $278	+0.5pp $265	+1.0pp $251

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
938 E 12th St Douglas, AZ	2.0	1.0	731	$795	$1.09	44d	1	0.40mi
647 E 8th St Douglas, AZ	1.0	1.0	700	$600	$0.86	44d	1	0.61mi
1249 E 10th St Douglas, AZ	1.0	1.0	600	$800	$1.33	44d	1	0.72mi
1955 E 8th St Apt 1 Douglas, AZ	2.0	1.0	700	$775	$1.11	44d	1	1.38mi

Listing history 28 events

1. 2026-06-19
   days on market $50,000 Active 594 DOM
2. 2026-06-18
   days on market $50,000 Active 593 DOM
3. 2026-06-17
   days on market $50,000 Active 592 DOM
4. 2026-06-16
   days on market $50,000 Active 591 DOM
5. 2026-06-15
   days on market $50,000 Active 590 DOM
6. 2026-06-14
   days on market $50,000 Active 588 DOM
7. 2026-06-12
   days on market $50,000 Active 587 DOM
8. 2026-06-09
   days on market $50,000 Active 584 DOM
9. 2026-06-08
   days on market $50,000 Active 583 DOM
10. 2026-06-07
    days on market $50,000 Active 582 DOM
11. 2026-06-04
    days on market $50,000 Active 578 DOM
12. 2026-06-02
    days on market $50,000 Active 577 DOM
13. 2026-06-01
    days on market $50,000 Active 576 DOM
14. 2026-05-31
    days on market $50,000 Active 575 DOM
15. 2026-05-31
    days on market $50,000 Active 574 DOM
16. 2026-05-14
    status Active 299-char remark

    Show marketing remark (299 chars)

    Location, convenience, and many possibilities. Early 1900's home ready for some TLC and your imagination, all utility services are available (city water, sewer, and electric). This is a one bedroom, one bath home, that can be easily turned into a rental, if convenient. Great investment opportunity!

17. 2026-05-11
    status Pending 299-char remark

    Show marketing remark (299 chars)

    Location, convenience, and many possibilities. Early 1900's home ready for some TLC and your imagination, all utility services are available (city water, sewer, and electric). This is a one bedroom, one bath home, that can be easily turned into a rental, if convenient. Great investment opportunity!

18. 2026-01-06
    status Active 299-char remark

    Show marketing remark (299 chars)

    Location, convenience, and many possibilities. Early 1900's home ready for some TLC and your imagination, all utility services are available (city water, sewer, and electric). This is a one bedroom, one bath home, that can be easily turned into a rental, if convenient. Great investment opportunity!

19. 2026-01-01
    historical 299-char remark

    Show marketing remark (299 chars)

    Location, convenience, and many possibilities. Early 1900's home ready for some TLC and your imagination, all utility services are available (city water, sewer, and electric). This is a one bedroom, one bath home, that can be easily turned into a rental, if convenient. Great investment opportunity!

20. 2025-04-30
    price $50,000 299-char remark

    Show marketing remark (299 chars)

    Location, convenience, and many possibilities. Early 1900's home ready for some TLC and your imagination, all utility services are available (city water, sewer, and electric). This is a one bedroom, one bath home, that can be easily turned into a rental, if convenient. Great investment opportunity!

21. 2024-10-21
    listed $55,000 Active 299-char remark

    Show marketing remark (299 chars)

    Location, convenience, and many possibilities. Early 1900's home ready for some TLC and your imagination, all utility services are available (city water, sewer, and electric). This is a one bedroom, one bath home, that can be easily turned into a rental, if convenient. Great investment opportunity!

22. 2024-09-25
    price $55,000
23. 2024-04-09
    status Active
24. 2024-04-09
    price $60,000
25. 2024-03-27
    status Pending
26. 2024-03-27
    historical
27. 2023-12-09
    price $70,000
28. 2023-11-15
    listed $75,000 Active

ⓘ 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: $304 · $25/mo
• Projected year-2 tax: $330 · $28/mo
• Expected delta: +$26/yr (+$2/mo · 8.4%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 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: $8,902
• − Mortgage interest: −$2,801
• − Property taxes: −$304
• − Insurance: −$250
• − Repairs & maintenance: −$712
• − Management: −$712
• − Depreciation: −$1,455
• Taxable income: $2,668
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $2,691/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

-33.3% since first listed

13 events — show timeline

• 2026-05-14 Relisted — ARMLS
• 2026-05-11 Pending — ARMLS
• 2026-01-06 Relisted — ARMLS
• 2026-01-01 Listing Removed — ARMLS
• 2025-04-30 Price Changed $50,000 ARMLS
• 2024-10-21 Listed $55,000 ARMLS
• 2024-09-25 Price Changed $55,000 ARMLS
• 2024-04-09 Relisted — ARMLS
• 2024-04-09 Price Changed $60,000 ARMLS
• 2024-03-27 Pending — ARMLS
• 2024-03-27 Listing Removed — ARMLS
• 2023-12-09 Price Changed $70,000 ARMLS
• 2023-11-15 Listed $75,000 ARMLS

Property tax history

+2.8%/yr

Latest (2025): $304 · +2.1% YoY. Source: county tax records.