713 S Kofa Ave · Parker, AZ 85344

$215,000

6 bd · 2.0 ba · 1,597 sqft · Other public records · 77 Days on market

Built 1956 7,405 sqft lot $135/sqft · 49% below area Est $423k · 49% 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity in a well-known Parker location. This unique property features a large 7,400 sq ft lot with two separate homes, offering exceptional potential for the right buyer. The front home offers 3 bedrooms, while the rear home includes an additional 3-bedroom setup, creating flexibility for multi-generational living, rental income, business use, or a future investment strategy. Built in 1956 and recognized as one of the original homes in La Paz County, this property is full of history and ready for its next chapter. This is a true fixer-upper and is best suited for an investor, contractor, or visionary buyer ready to restore, renovate, or repurpose. With multi-use potential and a prime Parker location near the heart of town, this is an opportunity to create something special.

Key facts

• Large lot
• Two separate homes
• Investment strategy

Tags

• LARGE LOT
• TWO SEPARATE HOMES
• MULTI-GENERATIONAL LIVING
• RENTAL INCOME
• BUSINESS USE
• INVESTMENT STRATEGY

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath other listed at $215k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (2.7% below list).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#25 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Parker Unified School District (4510) (town): math 18% / reading 18% proficiency, ranked #200 of 249 in AZ (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 147 active listings in the ZIP; 92 units permitted in La Paz County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• La Paz County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $202,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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: 0.97% ✗
• Cap rate: 8.50%
• Cash-on-cash: 7.88%
• DSCR: 1.35
• GRM: 8.6

CMA / ARV

• ARV (median comp): $422,880
• List price: $215,000
• Delta: -49.16%
• 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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-9,756
• Equity at exit: $32,057

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $23,500
• Equity at exit: $18,589

Cash invested: $60,200 (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 85344

• Active inventory: 147
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,091 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $396

Break-even live

Break-even rent $1,591

Max offer price $215,000

Occupancy floor 76%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $215,000 Active 77 DOM
2. 2026-06-17
   days on market $215,000 Active 76 DOM
3. 2026-06-16
   days on market $215,000 Active 75 DOM
4. 2026-06-15
   days on market $215,000 Active 74 DOM
5. 2026-06-14
   days on market $215,000 Active 72 DOM
6. 2026-06-13
   days on market $215,000 Active 71 DOM
7. 2026-06-10
   days on market $215,000 Active 69 DOM
8. 2026-06-09
   days on market $215,000 Active 68 DOM
9. 2026-06-08
   days on market $215,000 Active 67 DOM
10. 2026-06-07
    pricedays on market $215,000 Active 66 DOM
11. 2026-06-05
    days on market $230,000 Active 63 DOM
12. 2026-06-03
    days on market $230,000 Active 62 DOM
13. 2026-06-02
    days on market $230,000 Active 61 DOM
14. 2026-06-01
    days on market $230,000 Active 60 DOM
15. 2026-05-31
    days on market $230,000 Active 59 DOM
16. 2026-05-30
    days on market $230,000 Active 58 DOM
17. 2026-04-02
    listed $230,000 Active 794-char remark

    Show marketing remark (794 chars)

    Rare opportunity in a well-known Parker location. This unique property features a large 7,400 sq ft lot with two separate homes, offering exceptional potential for the right buyer. The front home offers 3 bedrooms, while the rear home includes an additional 3-bedroom setup, creating flexibility for multi-generational living, rental income, business use, or a future investment strategy. Built in 1956 and recognized as one of the original homes in La Paz County, this property is full of history and ready for its next chapter. This is a true fixer-upper and is best suited for an investor, contractor, or visionary buyer ready to restore, renovate, or repurpose. With multi-use potential and a prime Parker location near the heart of town, this is an opportunity to create something special.

ⓘ 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: $476 · $40/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$943/yr (+$79/mo · 198.1%)

ⓘ 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 10/10 Extreme 7 d/yr ≥116°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: $25,098
• − Mortgage interest: −$12,043
• − Property taxes: −$476
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − Depreciation: −$6,255
• Taxable income: $1,233
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $4,451/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: Parker Unified School District (4510)
• NCES district ID: 0405980
• Math proficiency: 18% ▼ -10.00%
• Reading proficiency: 18% ▼ -7.00%
• Median HH income: $34,354
• Composite: 14.76/100
• National rank: #9392
• State rank: #200 of 249 in AZ

Livability — Parker

• Score: 73/100
• State rank: #25
• US rank: #5667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parker, AZ
• Population (ZIP): 9,069

Population outlook (La Paz County) Hauer SSP2

• Today (2025): 18,409 people
• By 2030: 17,592 · -4.4%
• By 2040: 16,600 · -9.8%
• By 2050: 16,328 · -11.3%
• By 2075: 17,075 · -7.2%
• By 2100: 17,042 · -7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 40% Hispanic / Latino 34% Native American 23% Two or more races 19% Asian 2%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Slovak 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 10% · Canada
• Languages at home: 74% English-only · Spanish 21% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · La Paz

• 2024 margin: Solid R (+44.2) · D 27.6% · R 71.8%
• 2008→2024 swing: -15.7pp toward R · 2008: -28.5pp · 2024: -44.2pp
• All cycles: 2024: R+44.2 2020: R+38.8 2016: R+41.8 2012: R+32.2 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -155.38%
• Current HPI: 198.2271
• 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 event — show timeline

• 2026-04-02 Listed $230,000 LHAR

Property tax history

+10.7%/yr

Latest (2017): $476 · +11.2% YoY. Source: county tax records.