2402 W 16th St · Yuma, AZ 85364

$19,500

1 bd · 1.0 ba · 2,400 sqft · Manufactured public records · 26 Days on market

Built 1981 ↓ 35% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Affordable 55+ Living with Potential ? 1 bed, 1 bath home in a welcoming community, just steps from the clubhouse & amp; pool. Features include covered parking, extra open parking, a cozy porch, storage + work shed with electricity. Washer/dryer, and furniture included. At just $22,000, this is your chance to create a space that & acirc; & euro; & trade; s truly your own!

Key facts

• Furniture included
• Covered parking
• Washer dryer

Tags

• COVERED PARKING
• COZY PORCH
• STORAGE WORK SHED
• WASHER DRYER
• FURNITURE INCLUDED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (1.5% below list) — sets the bar for market timing.
• Cap rate 46.9% 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.
• Crane Elementary District (4501) (urban): math 21% / reading 30% proficiency, ranked #134 of 249 in AZ (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gowan Science Academy (math 40% / reading 55%, grade D, #303 of 1,109 statewide, top 28%, 738 students, 26% FRL); Centennial Middle School (math 20% / reading 24%, grade F, #119 of 218 statewide, top 55%, 715 students, 77% FRL); Yuma High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 1,147 students, 80% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: Rents rising (+2.0%/yr); 264 active listings in the ZIP; 1,399 units permitted in Yuma County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $135 of loan paydown is wiped out by about $585 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,207 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 5.16% ✓
• Cap rate: 46.92%
• Cash-on-cash: 145.10%
• DSCR: 7.46
• GRM: 1.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.04% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.95×
• Total profit: $37,943
• Equity at exit: $2,908

10-year hold

• IRR: —
• Equity multiple: 16.27×
• Total profit: $83,372
• Equity at exit: $1,686

Cash invested: $5,460 (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: 264
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,006 medium
• Mortgage (P&I): −$102
• Tax est. 1.5%: −$24 /mo · $292/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $660

Break-even live

Break-even rent $171

Max offer price $19,500

Occupancy floor 29%

Sensitivity live

Price	-10% $674	-5% $667	+0% $660	+5% $653	+10% $647
Rent	-10% $581	-5% $620	+0% $660	+5% $700	+10% $740
Rate	-1.0pp $670	-0.5pp $665	base $660	+0.5pp $655	+1.0pp $650

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: $4,875
• Closing costs: $585
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $19,500 Active 26 DOM
2. 2026-06-19
   days on market $19,500 Active 24 DOM
3. 2026-06-18
   days on market $19,500 Active 23 DOM
4. 2026-06-17
   days on market $19,500 Active 22 DOM
5. 2026-06-16
   days on market $19,500 Active 21 DOM
6. 2026-06-15
   days on market $19,500 Active 20 DOM
7. 2026-06-14
   days on market $19,500 Active 18 DOM
8. 2026-06-13
   days on market $19,500 Active 17 DOM
9. 2026-06-10
   days on market $19,500 Active 15 DOM
10. 2026-06-09
    days on market $19,500 Active 14 DOM
11. 2026-06-08
    days on market $19,500 Active 13 DOM
12. 2026-06-07
    days on market $19,500 Active 12 DOM
13. 2026-06-05
    days on market $19,500 Active 9 DOM
14. 2026-06-02
    days on market $19,500 Active 7 DOM
15. 2026-06-01
    days on market $19,500 Active 6 DOM
16. 2026-05-31
    days on market $19,500 Active 5 DOM
17. 2026-05-30
    days on market $19,500 Active 4 DOM
18. 2026-05-26
    listed $19,500 Active
19. 2021-06-17
    soldstatus $6,500,000
20. 2020-12-04
    historical
21. 2020-06-17
    listed $29,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥114°F today · 17 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: $12,076
• − Mortgage interest: −$1,092
• − Property taxes: −$292
• − Insurance: −$98
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$567
• Taxable income: $8,094
• Est. tax owed @ 24.0%: −$1,943
• After-tax cash flow: $5,980/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: Crane Elementary District (4501)
• NCES district ID: 0402400
• Math proficiency: 21% ▼ -17.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $49,115
• Composite: 22.36/100
• National rank: #8122
• State rank: #134 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

-34.8% since first listed

4 events — show timeline

• 2026-05-26 Listed $19,500 FSBO.com
• 2021-06-17 Sold (Public Records) $6,500,000 Public Records
• 2020-12-04 Listing Removed — ARMLS
• 2020-06-17 Listed $29,900 ARMLS

Property tax history

+2.6%/yr

Latest (2025): $10,496 · +3.8% YoY. Source: county tax records.