66950 Avenue C · Salome, AZ 85348

$199,000

4 bd · 2.0 ba · 1,668 sqft · MultiFamily public records · 328 Days on market

Built 1956 6,970 sqft lot

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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 +12.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +0.8/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Completely remodeled 2-unit duplex available in downtown Salome. Turnkey 2-unit duplex, each with 2 beds and 1 bath, fully renovated inside and out in 2023. Upgrades included Upgrades include new windows, doors, roof, stucco exterior, modern flooring, appliances, updated bathrooms, and mini split HVAC in both units. Located in downtown Salome, close to shops, schools, and services. Features a gated backyard with space to relax or expand. Ideal for investors or owner-occupants looking for a move-in-ready property with income potential. Live in one unit and rent out the other unit or just rent out both units.

Key facts

• Remodeled duplex
• 6,970 sq ft lot
• Built 1956

Tags

• REMODELED DUPLEX
• NEW KITCHEN APPLIANCES
• MINI SPLITS COOL AND HEAT

Property features AI

Exterior

• Parking: No on-site parking listed
• Utilities: Electricity available; Septic tank
• Home design: Single-family residence; Updated/remodeled condition; Single-story
• Construction: Stucco construction; Metal roof
• Exterior features: Corner lot; Back yard fenced with chain link

Interior

• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling; No specific forced-air or furnace type listed
• Interior features: Laminate counters; Open floor plan

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $199k.

Deal economics

• At list price, monthly cash flow is $-28 ($-339/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (27.1% below list).
• Recommended offer: $145k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.3% in Salome — 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 66/100 on livability (#76 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: health & safety C-, schools F, amenities F.
• Bicentennial Union High School District (4515) (rural): math 0% / reading 11% proficiency, ranked #448 of 501 in AZ (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 136 active listings in the ZIP; 92 units permitted in La Paz County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.1% local appreciation)).
• La Paz County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 328 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $199k implies a 232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,998 (27.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 328 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.73% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.42×
• Total profit: $23,270
• Equity at exit: $90,752

10-year hold

• IRR: 9.9%
• Equity multiple: 2.50×
• Total profit: $83,770
• Equity at exit: $140,857

Cash invested: $55,720 (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 85348

• Home prices YoY: 2.0%
• Active inventory: 136
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-28

Break-even live

Break-even rent $1,486

Max offer price $194,015

Occupancy floor 97%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $199,000 Active 328 DOM
2. 2026-06-18
   days on market $199,000 Active 327 DOM
3. 2026-06-17
   days on market $199,000 Active 326 DOM
4. 2026-06-16
   days on market $199,000 Active 325 DOM
5. 2026-06-15
   days on market $199,000 Active 324 DOM
6. 2026-06-14
   days on market $199,000 Active 322 DOM
7. 2026-06-13
   days on market $199,000 Active 321 DOM
8. 2026-06-10
   days on market $199,000 Active 319 DOM
9. 2026-06-09
   days on market $199,000 Active 318 DOM
10. 2026-06-08
    days on market $199,000 Active 317 DOM
11. 2026-06-07
    days on market $199,000 Active 316 DOM
12. 2026-06-05
    days on market $199,000 Active 313 DOM
13. 2026-06-03
    days on market $199,000 Active 312 DOM
14. 2026-06-02
    days on market $199,000 Active 311 DOM
15. 2026-06-01
    days on market $199,000 Active 310 DOM
16. 2026-05-31
    days on market $199,000 Active 309 DOM
17. 2026-05-30
    days on market $199,000 Active 308 DOM
18. 2026-03-14
    price $199,000
19. 2026-02-03
    price $229,000
20. 2025-07-24
    listed $279,000 Active
21. 2020-11-30
    soldstatus $60,000
22. 2006-03-31
    soldstatus $60,000

ⓘ 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: $566 · $47/mo
• Projected year-2 tax: $1,313 · $109/mo
• Expected delta: +$747/yr (+$62/mo · 131.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 16 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: $17,400
• − Mortgage interest: −$11,147
• − Property taxes: −$566
• − Insurance: −$995
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$5,789
• Taxable loss: −$3,882
• Est. tax savings @ 24.0%: +$932
• After-tax cash flow: $593/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: Bicentennial Union High School District (4515)
• NCES district ID: 0401160
• Math proficiency: 0% ▬ 0.00%
• Reading proficiency: 11% ▬ 0.00%
• Median HH income: $34,540
• Composite: 8.23/100
• National rank: #14749
• State rank: #448 of 501 in AZ

Livability — Salome

• Score: 66/100
• State rank: #76
• US rank: #11989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salome, AZ
• Population (ZIP): 2,201

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: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 4% Native American 1%
• Common ancestry: Romanian 3% Slovak 3% German 3%
• Foreign-born: 10% · Canada
• Languages at home: 90% English-only · Other Indo-European 5% Spanish 4%

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: ▲ 3.11%
• Current HPI: 161.321
• 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

+231.7% since first listed

5 events — show timeline

• 2026-03-14 Price Changed $199,000 LHAR
• 2026-02-03 Price Changed $229,000 LHAR
• 2025-07-24 Listed $279,000 LHAR
• 2020-11-30 Sold (Public Records) $60,000 Public Records
• 2006-03-31 Sold (Public Records) $60,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $566 · +6.4% YoY. Source: county tax records.