420 W Solana Ave · Ajo, AZ 85321

$59,000

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 53 Days on market

Built 1937 6,143 sqft lot $85/sqft · 55% below area

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

Opportunity knocks in Ajo! Priced at just $69K--well below typical homes in the Area--this 2 bed, 1 bath home is ready for your vision. Features include a walk-in shower, covered patio, utility shed, RV gate, and alley access. Located near the downtown plaza along Ajo's main corridor, this property offers excellent potential as a rental, winter retreat, or DIY project. Ajo's unique location--just a couple hours from the beaches of Mexico--makes it a favorite for snowbirds seeking affordability and desert charm. Bring your ideas and unlock the value!

Key facts

• Alley access
• Utility shed
• Covered patio

Tags

• WALK-IN SHOWER
• COVERED PATIO
• UTILITY SHED
• RV GATE
• ALLEY ACCESS
• UNIQUE LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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: schools F, amenities F, commute 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.
• 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 $408 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $6k; list at $59k implies a 808% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.81% ✓
• Cap rate: 15.98%
• Cash-on-cash: 34.59%
• DSCR: 2.54
• GRM: 4.6

CMA / ARV

• ARV (median comp): $129,932
• List price: $59,000
• Delta: -54.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 W Solana Ave	0.00mi	2/1.0	696 (0%)	1mo	$39,000	$56	100
851 N Washington Ave	0.42mi	2/1.0	668 (-4%)	2mo	$196,250	$294	72
921 N Thompson Ave	0.63mi	2/1.0	700 (+1%)	3mo	$160,000	$229	68
420 W Arroyo Ave	0.21mi	2/1.0	793 (+14%)	4mo	$139,000	$175	63
215 N Cunada St	0.10mi	2/1.0	767 (+10%)	19mo	$43,000	$56	63
241 W 3rd Ave	0.39mi	2/1.0	780 (+12%)	5mo	$150,000	$192	58
240 W 1st Ave	0.30mi	2/1.0	780 (+12%)	18mo	$130,000	$167	51
541 W Lomita Ave	0.38mi	2/1.0	793 (+14%)	13mo	$155,000	$195	48
200 E Arroyo Ave	0.34mi	2/1.0	793 (+14%)	16mo	$150,000	$189	47
1432 W Wolsey St	0.68mi	1/1.0 (-1)	728 (+5%)	16mo	$158,000	$217	42
820 N Sartillion Ave	0.52mi	1/1.0 (-1)	799 (+15%)	10mo	$30,000	$38	38
401 W LA Mina Ave	0.39mi	3/1.0 (+1)	800 (+15%)	23mo	$150,000	$188	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: 30.0%
• Equity multiple: 2.26×
• Total profit: $20,763
• Equity at exit: $8,797

10-year hold

• IRR: 37.3%
• Equity multiple: 4.46×
• Total profit: $57,100
• Equity at exit: $5,101

Cash invested: $16,520 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $476

Break-even live

Break-even rent $463

Max offer price $59,000

Occupancy floor 50%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-15
   status Pending 555-char remark

   Show marketing remark (555 chars)

   Opportunity knocks in Ajo! Priced at just $69K--well below typical homes in the Area--this 2 bed, 1 bath home is ready for your vision. Features include a walk-in shower, covered patio, utility shed, RV gate, and alley access. Located near the downtown plaza along Ajo's main corridor, this property offers excellent potential as a rental, winter retreat, or DIY project. Ajo's unique location--just a couple hours from the beaches of Mexico--makes it a favorite for snowbirds seeking affordability and desert charm. Bring your ideas and unlock the value!

2. 2026-03-31
   price $59,000 555-char remark

   Show marketing remark (555 chars)

   Opportunity knocks in Ajo! Priced at just $69K--well below typical homes in the Area--this 2 bed, 1 bath home is ready for your vision. Features include a walk-in shower, covered patio, utility shed, RV gate, and alley access. Located near the downtown plaza along Ajo's main corridor, this property offers excellent potential as a rental, winter retreat, or DIY project. Ajo's unique location--just a couple hours from the beaches of Mexico--makes it a favorite for snowbirds seeking affordability and desert charm. Bring your ideas and unlock the value!

3. 2026-03-23
   listed $69,000 Active 555-char remark

   Show marketing remark (555 chars)

   Opportunity knocks in Ajo! Priced at just $69K--well below typical homes in the Area--this 2 bed, 1 bath home is ready for your vision. Features include a walk-in shower, covered patio, utility shed, RV gate, and alley access. Located near the downtown plaza along Ajo's main corridor, this property offers excellent potential as a rental, winter retreat, or DIY project. Ajo's unique location--just a couple hours from the beaches of Mexico--makes it a favorite for snowbirds seeking affordability and desert charm. Bring your ideas and unlock the value!

4. 1983-01-01
   soldstatus $6,500

ⓘ 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: $386 · $32/mo
• Projected year-2 tax: $389 · $32/mo
• Expected delta: +$4/yr ($0/mo · 1.0%)

ⓘ 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 · 19 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: $12,796
• − Mortgage interest: −$3,305
• − Property taxes: −$386
• − Insurance: −$295
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$1,716
• Taxable income: $5,046
• Est. tax owed @ 24.0%: −$1,211
• After-tax cash flow: $4,504/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

+807.7% since first listed

4 events — show timeline

• 2026-05-15 Pending — ARMLS
• 2026-03-31 Price Changed $59,000 ARMLS
• 2026-03-23 Listed $69,000 ARMLS
• 1983-01-01 Sold (Public Records) $6,500 Public Records

Property tax history

+0.6%/yr

Latest (2025): $386 · +5.0% YoY. Source: county tax records.