325 E 8th St · Douglas, AZ 85607

$70,000

3 bd · 1.0 ba · 795 sqft · SingleFamily public records · 217 Days on market

Built 1933 7,095 sqft lot $88/sqft · 36% below area Est $110k · 36% under

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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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• 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

Currently the 7,095 sq ft lot is General Commercial, potential buyers to confirm all details.

Key facts

• 7,095 sq ft lot
• Built 1933
• Listed 216 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($884 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $484 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 $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask is 21% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1933 — 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 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 1933 — 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: 1.26% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.13%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $110,211
• List price: $70,000
• Delta: -36.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
750 A Ave	0.66mi	2/2.0 (-1)	866 (+9%)	12mo	$159,000	$184	35
323 E 17th St	0.64mi	2/1.0 (-1)	702 (-12%)	16mo	$107,000	$152	32

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $2,328
• Equity at exit: $10,437

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $19,668
• Equity at exit: $6,052

Cash invested: $19,600 (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: 6.6×

Monthly cashflow live

• Estimated rent: $884 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $214

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 71%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
834 E 5th St Douglas, AZ	2.0	2.0	862	$875	$1.02	43d	1	0.50mi
703 E 13th St Douglas, AZ	2.0	1.0	1125	$1,000	$0.89	43d	1	0.50mi
938 E 12th St Douglas, AZ	2.0	1.0	731	$795	$1.09	43d	1	0.66mi
902 E 13th St Douglas, AZ	2.0	1.0	900	$800	$0.89	43d	1	0.66mi
1165 E 10th St Unit 3 Douglas, AZ	3.0	1.0	1000	$900	$0.90	43d	1	0.77mi
1134 E 23rd St Douglas, AZ	2.0	1.0	960	$1,000	$1.04	43d	1	1.33mi

Listing history 25 events

1. 2026-06-19
   days on market $70,000 Active 217 DOM
2. 2026-06-18
   days on market $70,000 Active 216 DOM
3. 2026-06-17
   days on market $70,000 Active 215 DOM
4. 2026-06-16
   days on market $70,000 Active 214 DOM
5. 2026-06-15
   days on market $70,000 Active 213 DOM
6. 2026-06-14
   days on market $70,000 Active 211 DOM
7. 2026-06-12
   days on market $70,000 Active 210 DOM
8. 2026-06-09
   days on market $70,000 Active 207 DOM
9. 2026-06-08
   days on market $70,000 Active 206 DOM
10. 2026-06-07
    days on market $70,000 Active 205 DOM
11. 2026-06-04
    days on market $70,000 Active 201 DOM
12. 2026-06-02
    days on market $70,000 Active 200 DOM
13. 2026-06-01
    days on market $70,000 Active 199 DOM
14. 2026-05-31
    days on market $70,000 Active 198 DOM
15. 2026-05-31
    days on market $70,000 Active 197 DOM
16. 2026-05-13
    status Active 93-char remark

    Show marketing remark (93 chars)

    Currently the 7,095 sq ft lot is General Commercial, potential buyers to confirm all details.

17. 2026-05-11
    status Pending 93-char remark

    Show marketing remark (93 chars)

    Currently the 7,095 sq ft lot is General Commercial, potential buyers to confirm all details.

18. 2026-03-09
    price $56,000 93-char remark

    Show marketing remark (93 chars)

    Currently the 7,095 sq ft lot is General Commercial, potential buyers to confirm all details.

19. 2025-11-11
    listed $58,000 Active 93-char remark

    Show marketing remark (93 chars)

    Currently the 7,095 sq ft lot is General Commercial, potential buyers to confirm all details.

20. 2024-06-12
    status Pending
21. 2024-06-12
    listed $50,000 Active
22. 2024-06-12
    historical
23. 2024-05-18
    status Pending
24. 2023-12-18
    price $50,000
25. 2023-07-11
    listed $55,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $10,605
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$2,036
• Taxable income: $1,551
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $2,201/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

+1.8% since first listed

10 events — show timeline

• 2026-05-13 Relisted — ARMLS
• 2026-05-11 Pending — ARMLS
• 2026-03-09 Price Changed $56,000 ARMLS
• 2025-11-11 Listed $58,000 ARMLS
• 2024-06-12 Pending — ARMLS
• 2024-06-12 Listed $50,000 ARMLS
• 2024-06-12 Listing Removed — ARMLS
• 2024-05-18 Pending — ARMLS
• 2023-12-18 Price Changed $50,000 ARMLS
• 2023-07-11 Listed $55,000 ARMLS

Property tax history

-7.4%/yr

Latest (2025): $109 · -2.5% YoY. Source: county tax records.