429 E 7th St · Douglas, AZ 85607

$330,000

9 bd · 6.0 ba · 4,449 sqft · MultiFamily public records · 158 Days on market

Built 1905 Est $437k · 25% under

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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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

SIX-PLEX APARTMENTS! INCOME PRODUCING COMPLEX! GREAT OPPORTUNITY FOR NEW OWNER FOR INVESTMENT! Tenants occupied apartments.

Key facts

• Built 1905
• Listed 157 days

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive. Per door: $178/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $321k (2.8% below list).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 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 $2k of loan paydown is wiped out by about $10k 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 158 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $330k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 $290,400 (12.0% 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 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 1905 — 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: 0.97% ✗
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 8.6

CMA / ARV

• ARV (median comp): $437,496
• List price: $330,000
• Delta: -24.57%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-19,501
• Equity at exit: $49,204

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $26,415
• Equity at exit: $28,532

Cash invested: $92,400 (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: 25.7×

Monthly cashflow live

• Estimated rent: $3,206 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$129 /mo · $1,552/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$673
• Net cashflow: $535

Break-even live

Break-even rent $2,528

Max offer price $330,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$3,207
Total (3 units)			$3,206

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $330,000 Active 158 DOM
2. 2026-06-18
   days on market $330,000 Active 157 DOM
3. 2026-06-17
   days on market $330,000 Active 156 DOM
4. 2026-06-16
   days on market $330,000 Active 155 DOM
5. 2026-06-15
   days on market $330,000 Active 154 DOM
6. 2026-06-14
   days on market $330,000 Active 152 DOM
7. 2026-06-12
   days on market $330,000 Active 151 DOM
8. 2026-06-09
   days on market $330,000 Active 148 DOM
9. 2026-06-08
   days on market $330,000 Active 147 DOM
10. 2026-06-07
    days on market $330,000 Active 146 DOM
11. 2026-06-04
    days on market $330,000 Active 142 DOM
12. 2026-06-02
    days on market $330,000 Active 141 DOM
13. 2026-06-01
    days on market $330,000 Active 140 DOM
14. 2026-05-31
    days on market $330,000 Active 139 DOM
15. 2026-05-31
    days on market $330,000 Active 138 DOM
16. 2026-01-12
    listed $330,000 Active 125-char remark

    Show marketing remark (125 chars)

    SIX-PLEX APARTMENTS! INCOME PRODUCING COMPLEX! GREAT OPPORTUNITY FOR NEW OWNER FOR INVESTMENT! Tenants occupied apartments.

17. 2013-11-06
    soldstatus $55,000

ⓘ 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: $1,552 · $129/mo
• Projected year-2 tax: $2,178 · $182/mo
• Expected delta: +$626/yr (+$52/mo · 40.4%)

ⓘ 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 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: $38,472
• − Mortgage interest: −$18,485
• − Property taxes: −$1,552
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,078
• − Management: −$3,078
• − Depreciation: −$9,600
• Taxable income: $1,030
• Est. tax owed @ 24.0%: −$247
• After-tax cash flow: $6,177/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

+500.0% since first listed

2 events — show timeline

• 2026-01-12 Listed $330,000 ARMLS
• 2013-11-06 Sold (Public Records) $55,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,552 · +2.0% YoY. Source: county tax records.