1347 E 13th St · Douglas, AZ 85607

$95,000

3 bd · 1.0 ba · 1,070 sqft · SingleFamily public records · 52 Days on market

Built 1914 7,090 sqft lot $89/sqft · 33% below area Est $142k · 33% under ↓ 26% since listing

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Why this score? — see what drove the C+ 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.3/10.0
• 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

Looking for your next project? Take a look at this 3-bedroom 1 bathroom home. Don't miss out on this opportunity take a look now.

Key facts

• 7,090 sq ft lot
• Built 1914
• Listed 51 days

Property features AI

Finance

• Other: Lot size approximately 7,090 (assessor)
• Financial info: Current financing: Other
• HOA & community: No association fees

Exterior

• Utilities: City water; Public sewer
• Home design: Single-family residence; Fee simple ownership
• Construction: Stucco and wood frame construction; Rolled/Hot Mop roof
• Exterior features: Natural desert front landscaping; Chain link fencing

Interior

• Bedrooms: 3 bedrooms (possible)
• Flooring: Laminate; Vinyl; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Evaporative cooling; Heating details listed in remarks
• Interior features: Laminate, vinyl, and tile flooring; Evaporative cooling; Heating details available in remarks
• Laundry & utility: Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($981 rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Joe Carlson Elementary School (math 12% / reading 27%, grade F, #752 of 1,109 statewide, top 70%, 419 students, 87% FRL); Paul H Huber Jr High School (math 9% / reading 28%, grade F, #140 of 218 statewide, top 65%, 436 students, 82% 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; 13 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 $657 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

• ARV (median comp): $141,502
• List price: $95,000
• Delta: -32.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1496 N Dolores Ave	0.14mi	3/1.0	1,222 (+14%)	5mo	$85,000	$70	66
1517 E 9th St	0.35mi	3/2.0	1,145 (+7%)	6mo	$179,000	$156	63
660 B Ave	0.54mi	3/2.0	1,026 (-4%)	8mo	$197,000	$192	58
1005 E 15th St	0.33mi	3/2.0	1,000 (-6%)	18mo	$205,000	$205	54
633 E 7th St	0.74mi	3/1.0	1,092 (+2%)	11mo	$130,000	$119	53
1305 E 14th St	0.08mi	2/1.0 (-1)	1,208 (+13%)	21mo	$185,000	$153	52
1008 E 19th St	0.54mi	3/1.0	1,150 (+8%)	14mo	$155,000	$135	51
1045 E 12th St	0.26mi	2/1.0 (-1)	1,186 (+11%)	22mo	$135,000	$114	46
973 E 18th St	0.49mi	3/1.0	963 (-10%)	20mo	$150,000	$156	44
1457 E 23rd Street --	0.75mi	2/2.0 (-1)	1,120 (+5%)	7mo	$205,000	$183	43
655 E 7th St	0.72mi	2/1.0 (-1)	1,027 (-4%)	16mo	$115,500	$112	41
1030 E 17th St	0.42mi	3/3.0	1,151 (+8%)	22mo	$159,900	$139	41

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-3,260
• Equity at exit: $14,165

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $12,704
• Equity at exit: $8,214

Cash invested: $26,600 (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: 8.1×

Monthly cashflow live

• Estimated rent: $981 high
• Mortgage (P&I): −$498
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $191

Break-even live

Break-even rent $739

Max offer price $95,000

Occupancy floor 76%

Sensitivity live

Price	-10% $245	-5% $218	+0% $191	+5% $164	+10% $137
Rent	-10% $114	-5% $152	+0% $191	+5% $230	+10% $268
Rate	-1.0pp $239	-0.5pp $215	base $191	+0.5pp $166	+1.0pp $141

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1165 E 10th St Unit 3 Douglas, AZ	3.0	1.0	1000	$900	$0.90	44d	1	0.23mi
938 E 12th St Douglas, AZ	2.0	1.0	731	$795	$1.09	44d	1	0.32mi
902 E 13th St Douglas, AZ	2.0	1.0	900	$800	$0.89	44d	1	0.36mi
942 E 8th St Douglas, AZ	3.0	2.0	1468	$1,100	$0.75	44d	1	0.44mi
703 E 13th St Douglas, AZ	2.0	1.0	1125	$1,000	$0.89	44d	1	0.54mi
1951 E 13th St Douglas, AZ	3.0	2.0	1400	$1,500	$1.07	44d	1	0.66mi
834 E 5th St Douglas, AZ	2.0	2.0	862	$875	$1.02	44d	1	0.67mi
1738 N C Ave Douglas, AZ	3.0	2.0	1371	$1,300	$0.95	44d	1	0.71mi
1955 E 8th St Apt 1 Douglas, AZ	2.0	1.0	700	$775	$1.11	44d	1	0.73mi
1134 E 23rd St Douglas, AZ	2.0	1.0	960	$1,000	$1.04	44d	1	0.76mi
1100 N Washington Ave Apt G Douglas, AZ	2.0	1.0	1143	$675	$0.59	44d	1	0.77mi
704 N Elizabeth Ave Douglas, AZ	3.0	2.0	1336	$1,700	$1.27	44d	1	1.42mi
430 N Christine Ave Douglas, AZ	3.0	2.0	1073	$1,300	$1.21	44d	1	1.48mi

Listing history 21 events

1. 2026-06-19
   days on market $95,000 Active 52 DOM
2. 2026-06-18
   days on market $95,000 Active 51 DOM
3. 2026-06-17
   days on market $95,000 Active 50 DOM
4. 2026-06-16
   days on market $95,000 Active 49 DOM
5. 2026-06-15
   days on market $95,000 Active 48 DOM
6. 2026-06-14
   days on market $95,000 Active 46 DOM
7. 2026-06-12
   days on market $95,000 Active 45 DOM
8. 2026-06-09
   days on market $95,000 Active 42 DOM
9. 2026-06-08
   days on market $95,000 Active 41 DOM
10. 2026-06-07
    days on market $95,000 Active 40 DOM
11. 2026-06-04
    days on market $95,000 Active 36 DOM
12. 2026-06-02
    days on market $95,000 Active 35 DOM
13. 2026-06-01
    days on market $95,000 Active 34 DOM
14. 2026-05-31
    days on market $95,000 Active 33 DOM
15. 2026-05-31
    days on market $95,000 Active 32 DOM
16. 2026-05-13
    status Active 129-char remark
17. 2026-05-12
    status Pending 129-char remark
18. 2026-04-20
    listed $95,000 Active 129-char remark
19. 2026-04-01
    historical
20. 2025-09-25
    price $118,000
21. 2025-08-19
    listed $128,000 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: $553 · $46/mo
• Projected year-2 tax: $627 · $52/mo
• Expected delta: +$74/yr (+$6/mo · 13.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 6 d/yr ≥99°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: $11,770
• − Mortgage interest: −$5,321
• − Property taxes: −$553
• − Insurance: −$475
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$2,764
• Taxable income: $774
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $2,106/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

-25.8% since first listed

6 events — show timeline

• 2026-05-13 Relisted — ARMLS
• 2026-05-12 Pending — ARMLS
• 2026-04-20 Listed $95,000 ARMLS
• 2026-04-01 Listing Removed — ARMLS
• 2025-09-25 Price Changed $118,000 ARMLS
• 2025-08-19 Listed $128,000 ARMLS

Property tax history

+5.1%/yr

Latest (2025): $553 · +2.0% YoY. Source: county tax records.