2402 W 16th St

Yuma, AZ 85364

$19,500D

1 bd · 1.0 ba · 2,400 sqft · Built 1981 · Manufactured · Active · 26 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,006/mo
• Mortgage (P&I): −$102
• Tax + insurance: −$32
• HOA: −$0
• Vac / Maint / Mgmt: −$211
• Net cashflow: $660/mo
• Annual: $7,923/yr
• Cap rate: 46.92%
• Cash-on-cash: 145.10%
• DSCR: 7.46
• 1% rule: 5.16%
• Cash to close: $5,460

Investor read

• This is a 1-bed/1.0-bath manufactured listed at $20k.
• 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).
• It's been on market 26 days — a 2% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $19k (1.5% below list) — sets the bar for market timing.
• 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.
• 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); 263 active listings in the ZIP; 1,399 units permitted in Yuma County in 2024 (180 in 5+ unit buildings).
• Yuma County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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.
• 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.
• 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.
• 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.