745 N Gladiola Dr · San Luis, AZ 85349

$204,900

3 bd · 1.0 ba · 1,202 sqft · SingleFamily public records · 42 Days on market

Built 1996 Est $242k · 15% 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 +14.8/30.0
• ARV discount +14.3/15.0
• Appreciation +8.8/10.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Beautiful 3-bedroom, 2-bath home offering 1,200 sq ft of comfortable living space! This well-maintained property is the perfect opportunity for first-time buyers, downsizers, or investors. Featuring a functional layout, spacious bedrooms, and a bright living area ideal for everyday living and entertaining. Great opportunity to own a move-in ready home at an excellent value! Listing agent is related to the seller.

Key facts

• Built 1996
• Listed 41 days

Property features AI

Exterior

• Parking: Open parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Exterior features: Paved road; Curbs and sidewalks

Interior

• Kitchen: Electric range
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Electric range; Tile flooring; Smoke detector(s); No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $56 ($667/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 $165k (19.5% below list).
• Recommended offer: $165k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.1% in San Luis — 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 76/100 on livability (#13 in AZ, #3,388 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, employment D, schools 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.
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,399 units permitted in Yuma County in 2024 (180 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (7.5% local appreciation)).
• Yuma County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $205k implies a 327% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000 (19.5% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.81% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $241,602
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
247 E Los Tres Hombres St	0.38mi	3/2.0	1,115 (-7%)	1mo	$220,000	$197	66
191 E Zapata St	0.47mi	4/2.0 (+1)	1,169 (-3%)	6mo	$175,000	$150	59
1085 N Hidalgo Ave	0.44mi	3/1.5	1,183 (-2%)	22mo	$205,000	$173	56
995 E B St	0.72mi	3/2.0	1,190 (-1%)	5mo	$256,000	$215	56
404 E E St	0.10mi	3/2.0	1,079 (-10%)	23mo	$235,000	$218	55
254 E Los Tres Hombres St	0.41mi	3/2.0	1,145 (-5%)	17mo	$185,000	$162	55
239 E Zapata St	0.43mi	4/2.0 (+1)	1,169 (-3%)	23mo	$234,900	$201	47
184 E Villa St	0.54mi	3/2.0	1,081 (-10%)	16mo	$220,000	$204	41
348 E Aquila St	0.50mi	3/2.0	1,372 (+14%)	16mo	$299,900	$219	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.43×
• Total profit: $81,875
• Equity at exit: $149,291

10-year hold

• IRR: 18.6%
• Equity multiple: 5.09×
• Total profit: $234,720
• Equity at exit: $290,458

Cash invested: $57,372 (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 85349

• Home prices YoY: 1.8%
• Active inventory: 13
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$88 /mo · $1,056/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $56

Break-even live

Break-even rent $1,580

Max offer price $204,900

Occupancy floor 92%

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1397 E San Francisco St San Luis, AZ	3.0	2.0	905	$1,650	$1.82	21d	1	1.32mi

Listing history 19 events

1. 2026-06-19
   days on market $204,900 Active 42 DOM
2. 2026-06-18
   days on market $204,900 Active 41 DOM
3. 2026-06-17
   days on market $204,900 Active 40 DOM
4. 2026-06-16
   days on market $204,900 Active 39 DOM
5. 2026-06-15
   days on market $204,900 Active 38 DOM
6. 2026-06-14
   days on market $204,900 Active 36 DOM
7. 2026-06-12
   days on market $204,900 Active 35 DOM
8. 2026-06-10
   days on market $204,900 Active 33 DOM
9. 2026-06-09
   days on market $204,900 Active 32 DOM
10. 2026-06-08
    days on market $204,900 Active 31 DOM
11. 2026-06-07
    days on market $204,900 Active 30 DOM
12. 2026-06-05
    days on market $204,900 Active 28 DOM
13. 2026-06-04
    days on market $204,900 Active 26 DOM
14. 2026-06-02
    days on market $204,900 Active 25 DOM
15. 2026-06-01
    days on market $204,900 Active 24 DOM
16. 2026-05-31
    days on market $204,900 Active 23 DOM
17. 2026-05-30
    days on market $204,900 Active 22 DOM
18. 2026-05-08
    listed $204,900 Active
19. 1996-09-16
    soldstatus $48,000

ⓘ 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: $1,056 · $88/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: +$296/yr (+$25/mo · 28.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 15 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: $19,800
• − Mortgage interest: −$11,478
• − Property taxes: −$1,056
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$5,961
• Taxable loss: −$2,887
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $1,360/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 — San Luis

• Score: 76/100
• State rank: #13
• US rank: #3388

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Luis, AZ
• City population: 28,810
• Population (ZIP): 28,810

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 66% White 5% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 89%
• Foreign-born: 46% · Canada
• Languages at home: 10% English-only · Spanish 89%

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: ▲ 7.54%
• Current HPI: 436.7614
• 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

+326.9% since first listed

2 events — show timeline

• 2026-05-08 Listed $204,900 YAR
• 1996-09-16 Sold (Public Records) $48,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,056 · +3.9% YoY. Source: county tax records.