1412 W Agency Ave · Parker, AZ 85344

$449,000

None bd · None ba · 2,415 sqft · MultiFamily public records · 150 Days on market

Built 1978 7,405 sqft lot $186/sqft · 61% above area

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Income Property! Buy as a Primary, live in one and keep the other two rented or buy as an investment! Rare Triplex in the Town of Parker is up for sale. Great Income and all three units are occupied. All three kitchens and bathrooms were updated in 2019. Each unit has its own fenced in area off of the Master Bedroom through a sliding glass door. If you're looking for an investment here is your opportunity! Call today to schedule a viewing.

Key facts

• Fenced in area
• Three kitchens
• Rare triplex

Tags

• RARE TRIPLEX
• THREE KITCHENS
• THREE BATHROOMS
• FENCED IN AREA

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $449k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $495/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $449k).
• Recommended offer: $395k (12.0% 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 $3k of loan paydown is wiped out by about $13k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $126k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($395k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago 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.
• Current owner paid $150k; list at $449k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $395,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1978 — 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: 1.17% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.17%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (median comp): $279,122
• List price: $449,000
• Delta: 60.86%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1412 1414 1416 14th St St	0.31mi	—/—	2,700 (+12%)	6mo	$230,000	$85	60

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $21,578
• Equity at exit: $66,947

10-year hold

• IRR: 13.9%
• Equity multiple: 2.11×
• Total profit: $139,733
• Equity at exit: $38,821

Cash invested: $125,720 (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: 21.4×

Monthly cashflow live

• Estimated rent: $5,251 medium
• Mortgage (P&I): −$2,355
• Tax from tax record: −$122 /mo · $1,470/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,103
• Net cashflow: $1,484

Break-even live

Break-even rent $3,372

Max offer price $449,000

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$5,250
Total (3 units)			$5,251

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $449,000 Active 150 DOM
2. 2026-06-17
   days on market $449,000 Active 149 DOM
3. 2026-06-16
   days on market $449,000 Active 148 DOM
4. 2026-06-15
   days on market $449,000 Active 147 DOM
5. 2026-06-14
   days on market $449,000 Active 145 DOM
6. 2026-06-13
   days on market $449,000 Active 144 DOM
7. 2026-06-10
   days on market $449,000 Active 142 DOM
8. 2026-06-09
   days on market $449,000 Active 141 DOM
9. 2026-06-08
   days on market $449,000 Active 140 DOM
10. 2026-06-07
    days on market $449,000 Active 139 DOM
11. 2026-06-05
    days on market $449,000 Active 136 DOM
12. 2026-06-03
    days on market $449,000 Active 135 DOM
13. 2026-06-02
    days on market $449,000 Active 134 DOM
14. 2026-06-01
    days on market $449,000 Active 133 DOM
15. 2026-05-31
    days on market $449,000 Active 132 DOM
16. 2026-05-30
    days on market $449,000 Active 131 DOM
17. 2026-04-03
    price $449,000 450-char remark

    Show marketing remark (450 chars)

    Income Property! Buy as a Primary, live in one and keep the other two rented or buy as an investment! Rare Triplex in the Town of Parker is up for sale. Great Income and all three units are occupied. All three kitchens and bathrooms were updated in 2019. Each unit has its own fenced in area off of the Master Bedroom through a sliding glass door. If you're looking for an investment here is your opportunity! Call today to schedule a viewing.

18. 2026-01-19
    listed $471,000 Active 450-char remark

    Show marketing remark (450 chars)

    Income Property! Buy as a Primary, live in one and keep the other two rented or buy as an investment! Rare Triplex in the Town of Parker is up for sale. Great Income and all three units are occupied. All three kitchens and bathrooms were updated in 2019. Each unit has its own fenced in area off of the Master Bedroom through a sliding glass door. If you're looking for an investment here is your opportunity! Call today to schedule a viewing.

19. 2025-08-28
    price $484,000
20. 2025-07-28
    listed $495,000 Active
21. 2023-08-27
    status Active
22. 2023-08-16
    historical
23. 2023-08-14
    price $569,000
24. 2023-07-30
    listed $579,000 Active
25. 2019-10-04
    soldstatus $150,000
26. 2019-03-26
    listed $249,000
27. 2002-01-25
    soldstatus $143,000
28. 1998-03-20
    soldstatus $109,500
29. 1989-11-21
    soldstatus $88,000

ⓘ 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: $1,470 · $122/mo
• Projected year-2 tax: $2,963 · $247/mo
• Expected delta: +$1,494/yr (+$124/mo · 101.7%)

ⓘ 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: $63,012
• − Mortgage interest: −$25,151
• − Property taxes: −$1,470
• − Insurance: −$2,245
• − Repairs & maintenance: −$5,041
• − Management: −$5,041
• − Depreciation: −$13,062
• Taxable income: $11,003
• Est. tax owed @ 24.0%: −$2,641
• After-tax cash flow: $15,169/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

+410.2% since first listed

13 events — show timeline

• 2026-04-03 Price Changed $449,000 LHAR
• 2026-01-19 Listed $471,000 LHAR
• 2025-08-28 Price Changed $484,000 LHAR
• 2025-07-28 Listed $495,000 LHAR
• 2023-08-27 Relisted — LHAR
• 2023-08-16 Delisted — LHAR
• 2023-08-14 Price Changed $569,000 LHAR
• 2023-07-30 Listed $579,000 LHAR
• 2019-10-04 Sold (MLS) $150,000 YAR
• 2019-03-26 Listed $249,000 YAR
• 2002-01-25 Sold (Public Records) $143,000 Public Records
• 1998-03-20 Sold (Public Records) $109,500 Public Records
• 1989-11-21 Sold (Public Records) $88,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,470 · +5.2% YoY. Source: county tax records.