1334 N Washington Ave · Ajo, AZ 85321

$25,000

2 bd · 1.0 ba · 1,619 sqft · SingleFamily public records · 13 Days on market

Built 1940 7,000 sqft lot $15/sqft · 83% below area ↓ 57% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! Home is being sold AS IS. The Septic Tank is inoperable. Junk in yard and inside the home / outbuildings will not be removed prior to closing.

Key facts

• 7,000 sq ft lot
• 4 garage spots
• Built 1940

Property features AI

Finance

• Other: Lot size recorded as 7,000 (assessor); Building area source: Assessor
• HOA & community: No association fees

Exterior

• Parking: 4 garage spaces; 1 carport space; 5 covered parking spaces; 1 open parking space
• Utilities: City water; Septic tank (sewer); additional sewer info: See Remarks
• Home design: Single family residence; Fee simple ownership
• Construction: Wood siding and wood frame construction; Other roof type
• Exterior features: Lot front includes dirt and gravel/stone

Interior

• Bedrooms: Up to 3 bedrooms (includes a master bedroom)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present (type listed as Other); Cooling present (type listed as Other)
• Interior features: Breakfast bar; Full bathroom in the master bedroom
• Laundry & utility: No laundry hookups listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Cap rate 46.9% vs local median 6.9% in Ajo — 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 63/100 on livability (#115 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute D-, employment D-.
• Ajo Unified District (4409) (town): math 25% / reading 25% proficiency, ranked #343 of 501 in AZ (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ajo Elementary School (math 8% / reading 22%, grade F, #888 of 1,109 statewide, top 81%, 268 students, 75% FRL); Ajo High School (math 10% / reading 10%, grade F, #298 of 381 statewide, top 90%, 135 students, 68% FRL) — zoned schools average 71% FRL vs 56% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 25% district-wide (-13 pts) — the specific schools serving this property underperform the Ajo Unified District (4409) average; the district grade overstates school quality for this exact location.
• Market conditions: 38 active listings in the ZIP; 5,268 units permitted in Pima County in 2024 (996 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• Pima County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $15k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 5.26% ✓
• Cap rate: 46.90%
• Cash-on-cash: 145.03%
• DSCR: 7.45
• GRM: 1.6

CMA / ARV

• ARV (median comp): $144,565
• List price: $25,000
• Delta: -82.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 W 9th St	0.24mi	2/1.0	1,601 (-1%)	21mo	$185,000	$116	69
330 W 6th St	0.34mi	3/2.0 (+1)	1,541 (-5%)	3mo	$178,000	$116	64
241 E 3rd Ave	0.69mi	2/1.0	1,656 (+2%)	6mo	$97,000	$59	59
1300 N Palm St	0.39mi	3/2.0 (+1)	1,521 (-6%)	17mo	$210,000	$138	49
536 W Rocalla Ave	0.67mi	3/2.0 (+1)	1,617 (-0%)	14mo	$175,000	$108	48
321 W 3rd Ave	0.39mi	2/2.0	1,426 (-12%)	13mo	$140,000	$98	47
230 W 1st Ave	0.48mi	2/2.5	1,400 (-14%)	3mo	$215,000	$154	46
200 E 2nd Ave	0.67mi	3/2.0 (+1)	1,544 (-5%)	18mo	$225,000	$146	37
600 N Thompson Ave	0.54mi	3/2.0 (+1)	1,400 (-14%)	12mo	$153,000	$109	33

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: —
• Equity multiple: 8.12×
• Total profit: $49,862
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 17.13×
• Total profit: $112,932
• Equity at exit: $2,162

Cash invested: $7,000 (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 85321

• Home prices YoY: -5.6%
• Active inventory: 38
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $846

Break-even live

Break-even rent $245

Max offer price $25,000

Occupancy floor 31%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-13
   listed $40,000 Active 171-char remark
2. 2025-09-10
   soldstatus $57,946

ⓘ 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: $622 · $52/mo
• Projected year-2 tax: $622 · $52/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,787
• − Mortgage interest: −$1,400
• − Property taxes: −$622
• − Insurance: −$125
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$727
• Taxable income: $10,387
• Est. tax owed @ 24.0%: −$2,493
• After-tax cash flow: $7,659/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: Ajo Unified District (4409)
• NCES district ID: 0400520
• Math proficiency: 25% ▼ -2.00%
• Reading proficiency: 25% ▼ -3.00%
• Median HH income: $34,237
• Composite: 23.59/100
• National rank: #13264
• State rank: #343 of 501 in AZ

Livability — Ajo

• Score: 63/100
• State rank: #115
• US rank: #15321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ajo, AZ
• Population (ZIP): 4,313

Population outlook (Pima County) Hauer SSP2

• Today (2025): 1,066,056 people
• By 2030: 1,086,684 · +1.9%
• By 2040: 1,117,160 · +4.8%
• By 2050: 1,149,778 · +7.9%
• By 2075: 1,271,480 · +19.3%
• By 2100: 1,321,160 · +23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 25% Two or more races 19% Native American 15% Asian 1%
• Hispanic origin (detail): Mexican 20% Puerto Rican 5%
• Common ancestry: Lithuanian 4% Slovak 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 78% English-only · Spanish 15% Tagalog/Filipino 1%

Political lean MEDSL · Pima

• 2024 margin: D (+15.2) · D 57.0% · R 41.8% · Other 1.2%
• 2008→2024 swing: +9.1pp toward D · 2008: 6.1pp · 2024: 15.2pp
• All cycles: 2024: D+15.2 2020: D+18.7 2016: D+13.5 2012: D+5.8 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.38%
• Current HPI: 173.7704
• 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

-56.9% since first listed

6 events — show timeline

• 2026-05-28 Pending — ARMLS
• 2026-05-22 Relisted — ARMLS
• 2026-05-22 Price Changed $25,000 ARMLS
• 2026-05-20 Pending — ARMLS
• 2026-05-13 Listed $40,000 ARMLS
• 2025-09-10 Sold (Public Records) $57,946 Public Records

Property tax history

+4.3%/yr

Latest (2025): $622 · +4.7% YoY. Source: county tax records.