502 S Magnolia Ave · Yuma, AZ 85364

$199,900

4 bd · 3.0 ba · 1,666 sqft · SingleFamily public records · 263 Days on market

Built 1925 7,576 sqft lot Est $260k · 23% under

---

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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Homeowners have not lived in the home for over 50 years. Investment opportunity in the heart of Yuma.

Key facts

• Rv access
• Storage units
• Corner lot

Tags

• CORNER LOT
• RV ACCESS
• STORAGE UNITS

Property features AI

Finance

• HOA & community: Curbs; Sidewalks

Exterior

• Parking: RV access/parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Single-story
• Construction: Lot approximately 0.17 acres
• Exterior features: Patio; Paved road access

Interior

• Kitchen: Refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: Refrigerator; Washer; Dryer; Carpet flooring; No fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/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 $167k (16.6% below list).
• Recommended offer: $167k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.9% in Yuma — 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 71/100 on livability (#30 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D, commute F.
• Yuma Union High School District (4507) (urban): math 14% / reading 16% proficiency, ranked #212 of 249 in AZ (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Yuma High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 1,147 students, 80% FRL).
• Market conditions: Rents rising (+2.0%/yr); 263 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,399 units permitted in Yuma County in 2024 (180 in 5+ unit buildings).
• This rent runs 35% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Yuma County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $110k; list at $200k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,701 (16.6% below list)

Questions for the listing agent

1. It's been on market 263 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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: 0.83% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $259,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
680 S 20 Ave	0.24mi	3/2.0 (-1)	1,770 (+6%)	6mo	$190,000	$107	64
169 S 22 Ave	0.49mi	4/2.0	1,600 (-4%)	10mo	$249,900	$156	58
321 S 23 Ave	0.34mi	4/2.0	1,518 (-9%)	9mo	$255,000	$168	58
520 S 9 Ave	0.64mi	4/2.0	1,718 (+3%)	10mo	$240,000	$140	52
316 S 23 Ave	0.37mi	4/2.0	1,810 (+9%)	15mo	$273,000	$151	52
835 S 10 Ave	0.73mi	3/2.0 (-1)	1,680 (+1%)	7mo	$272,000	$162	49
575 S 10 Ave	0.61mi	3/2.0 (-1)	1,687 (+1%)	14mo	$299,900	$178	48
2790 W 5 St	0.71mi	5/3.0 (+1)	1,617 (-3%)	13mo	$145,000	$90	46
645 S 10 Ave	0.63mi	3/2.0 (-1)	1,768 (+6%)	6mo	$299,900	$170	46
577 S 9 Ave	0.69mi	4/1.5	1,523 (-9%)	2mo	$168,500	$111	46
1243 W 2 St	0.53mi	3/2.0 (-1)	1,910 (+15%)	0mo	$285,000	$149	42
608 S 8 Ave	0.73mi	3/2.0 (-1)	1,436 (-14%)	16mo	$250,000	$174	20

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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-24,981
• Equity at exit: $29,806

10-year hold

• IRR: -4.8%
• Equity multiple: 0.70×
• Total profit: $-16,860
• Equity at exit: $17,284

Cash invested: $55,972 (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 85364

• Rents YoY: 2.0%
• Active inventory: 263
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $143

Break-even live

Break-even rent $1,486

Max offer price $199,900

Occupancy floor 86%

Sensitivity live

Price	-10% $256	-5% $200	+0% $143	+5% $86	+10% $30
Rent	-10% $11	-5% $77	+0% $143	+5% $209	+10% $275
Rate	-1.0pp $244	-0.5pp $194	base $143	+0.5pp $91	+1.0pp $39

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 S 21st Ave Yuma, AZ	3.0	2.0	1172	$1,600	$1.37	15d	1	0.28mi
750 S 15th Ave Yuma, AZ	2.0–3.0	2.0	1050	$1,450	$1.38	15d	2	0.30mi
1600 W 12th St Yuma, AZ	1.0–3.0	1.0–2.0	779	$1,400	$1.80	15d	32	0.76mi
1265 S 13th Ave Yuma, AZ	4.0	2.0	1301	$1,800	$1.38	15d	1	1.02mi
1102 S Mustang Ave Unit NA Yuma, AZ	3.0	2.0	2100	$1,650	$0.79	23d	1	1.05mi
2605 W 12th Pl Yuma, AZ	3.0	2.0	1227	$1,495	$1.22	15d	1	1.05mi
593 S 1st Ave Yuma, AZ	3.0	2.0	1935	$1,600	$0.83	15d	1	1.25mi
1425 S 9th Ave Yuma, AZ	3.0	2.0	1146	$1,600	$1.40	15d	1	1.35mi
1928 W 17th St Yuma, AZ	3.0	2.0	1134	$1,750	$1.54	15d	1	1.44mi
3371 W 13th Pl Yuma, AZ	4.0	2.0	1994	$2,380	$1.19	15d	1	1.47mi

Listing history 27 events

1. 2026-06-21
   days on market $199,900 Active 263 DOM
2. 2026-06-19
   days on market $199,900 Active 261 DOM
3. 2026-06-18
   days on market $199,900 Active 260 DOM
4. 2026-06-17
   days on market $199,900 Active 259 DOM
5. 2026-06-16
   days on market $199,900 Active 258 DOM
6. 2026-06-15
   days on market $199,900 Active 257 DOM
7. 2026-06-14
   days on market $199,900 Active 255 DOM
8. 2026-06-13
   days on market $199,900 Active 254 DOM
9. 2026-06-10
   days on market $199,900 Active 252 DOM
10. 2026-06-09
    days on market $199,900 Active 251 DOM
11. 2026-06-08
    days on market $199,900 Active 250 DOM
12. 2026-06-07
    days on market $199,900 Active 249 DOM
13. 2026-06-05
    days on market $199,900 Active 246 DOM
14. 2026-06-02
    days on market $199,900 Active 244 DOM
15. 2026-06-01
    days on market $199,900 Active 243 DOM
16. 2026-05-31
    days on market $199,900 Active 242 DOM
17. 2026-05-30
    days on market $199,900 Active 241 DOM
18. 2025-10-01
    listed $199,900 Active
19. 2025-04-24
    soldstatus $110,500 Closed 101-char remark

    Show marketing remark (101 chars)

    Homeowners have not lived in the home for over 50 years. Investment opportunity in the heart of Yuma.

20. 2025-04-24
    soldstatus $110,500

    Show marketing remark (101 chars)

    Homeowners have not lived in the home for over 50 years. Investment opportunity in the heart of Yuma.

21. 2025-04-17
    status Pending 101-char remark

    Show marketing remark (101 chars)

    Homeowners have not lived in the home for over 50 years. Investment opportunity in the heart of Yuma.

22. 2025-04-07
    price $139,999 101-char remark

    Show marketing remark (101 chars)

    Homeowners have not lived in the home for over 50 years. Investment opportunity in the heart of Yuma.

23. 2025-04-01
    status Active 101-char remark

    Show marketing remark (101 chars)

    Homeowners have not lived in the home for over 50 years. Investment opportunity in the heart of Yuma.

24. 2025-03-28
    historical Active Under Contract 101-char remark

    Show marketing remark (101 chars)

    Homeowners have not lived in the home for over 50 years. Investment opportunity in the heart of Yuma.

25. 2025-02-13
    status Active 101-char remark

    Show marketing remark (101 chars)

    Homeowners have not lived in the home for over 50 years. Investment opportunity in the heart of Yuma.

26. 2025-02-07
    historical Active Under Contract 101-char remark

    Show marketing remark (101 chars)

    Homeowners have not lived in the home for over 50 years. Investment opportunity in the heart of Yuma.

27. 2025-02-04
    listed $175,000 Active 101-char remark

    Show marketing remark (101 chars)

    Homeowners have not lived in the home for over 50 years. Investment opportunity in the heart of Yuma.

ⓘ 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: $508 · $42/mo
• Projected year-2 tax: $1,319 · $110/mo
• Expected delta: +$811/yr (+$68/mo · 159.7%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,004
• − Mortgage interest: −$11,198
• − Property taxes: −$508
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$5,815
• Taxable loss: −$1,717
• Est. tax savings @ 24.0%: +$412
• After-tax cash flow: $2,128/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: Yuma Union High School District (4507)
• NCES district ID: 0409630
• Math proficiency: 14% ▼ -12.00%
• Reading proficiency: 16% ▼ -10.00%
• Median HH income: $40,512
• Composite: 12.86/100
• National rank: #9592
• State rank: #212 of 249 in AZ

Livability — Yuma

• Score: 71/100
• State rank: #30
• US rank: #6635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yuma, AZ
• County: Yuma County · 149,809 people
• City population: 149,809
• Metro: Yuma, AZ
• Population (ZIP): 72,960
• Household income: $57,874
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 2195.0

Population outlook (Yuma County) Hauer SSP2

• Today (2025): 211,633 people
• By 2030: 214,114 · +1.2%
• By 2040: 217,856 · +2.9%
• By 2050: 220,276 · +4.1%
• By 2075: 222,359 · +5.1%
• By 2100: 198,880 · -6.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 29% White 24% Asian 2% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Portuguese 1% Lithuanian 1% Romanian 1%
• Foreign-born: 22% · Canada
• Languages at home: 48% English-only · Spanish 50% Tagalog/Filipino 1%

Political lean MEDSL · Yuma

• 2024 margin: Strong R (+20.4) · D 39.3% · R 59.8%
• 2008→2024 swing: -6.6pp toward R · 2008: -13.8pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+6.2 2016: R+5.5 2012: R+16.1 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -197.00%
• Current HPI: 220.8058
• Rent YoY: ▲ 2.04%
• Metro: Yuma, AZ
• 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

+14.2% since first listed

10 events — show timeline

• 2025-10-01 Listed $199,900 YAR
• 2025-04-24 Sold (Public Records) $110,500 Public Records
• 2025-04-24 Sold (MLS) $110,500 YAR
• 2025-04-17 Pending — YAR
• 2025-04-07 Price Changed $139,999 YAR
• 2025-04-01 Relisted — YAR
• 2025-03-28 Contingent — YAR
• 2025-02-13 Relisted — YAR
• 2025-02-07 Contingent — YAR
• 2025-02-04 Listed $175,000 YAR

Property tax history

+2.9%/yr

Latest (2025): $508 · +3.6% YoY. Source: county tax records.