1169 S 20 Ave · Yuma, AZ 85364

$44,000

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 31 Days on market

Built 1972 3,838 sqft lot Est $68k · 36% under $16/mo HOA · 1% of rent

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

Listing remarks

Affixed Mobile Home in Magnolia Village - unit 3 - HOA only $200/year - property has been vacant a while - needs cleaning and updating

Key facts

• 3,838 sq ft lot
• Garage
• Built 1972

Property features AI

Finance

• HOA & community: Homeowners association with a $16.66 monthly fee

Exterior

• Parking: 3 total parking spaces; Attached garage; Attached 3-space carport
• Utilities: Public water; Septic tank
• Home design: Manufactured home; Single-story
• Construction: Mobile home / manufactured construction
• Exterior features: Sliding doors; Shed(s); Paved road access

Interior

• Kitchen: Gas range
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Has cooling
• Interior features: Gas range; Washer; Dryer
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $44k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $43k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.8% 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: schools C-, crime C-, employment D.
• 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: Rents rising (+2.0%/yr); 264 active listings in the ZIP; 15 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $304 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $42,680 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.48% ✓
• Cap rate: 21.84%
• Cash-on-cash: 55.51%
• DSCR: 3.47
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $68,400
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1074 S Jewel Ave	0.11mi	2/1.0	721 (+0%)	12mo	$70,000	$97	84
1123 S Franklin Ave	0.08mi	2/2.0	684 (-5%)	1mo	$37,000	$54	83
1044 S 20 Ave	0.15mi	2/1.0	684 (-5%)	3mo	$65,000	$95	82
1139 S Dora Ave	0.13mi	2/1.0	728 (+1%)	16mo	$75,000	$103	79
1148 W Myrtle Ave	0.06mi	2/2.0	736 (+2%)	15mo	$39,000	$53	77
1953 W 10 St	0.21mi	2/1.0	728 (+1%)	15mo	$50,000	$69	76
1012 S 20 Ave	0.19mi	2/1.5	672 (-7%)	12mo	$169,000	$251	68
1140 S 20 Ave	0.05mi	2/1.0	630 (-12%)	15mo	$87,500	$139	64
1008 S Magnolia Ave	0.22mi	2/2.0	780 (+8%)	19mo	$45,000	$58	56

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: 52.7%
• Equity multiple: 3.28×
• Total profit: $28,134
• Equity at exit: $6,561

10-year hold

• IRR: 57.6%
• Equity multiple: 6.44×
• Total profit: $67,073
• Equity at exit: $3,804

Cash invested: $12,320 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,092 high
• Mortgage (P&I): −$231
• Tax from tax record: −$27 /mo · $328/yr
• Insurance: −$18
• HOA: −$16
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $570

Break-even live

Break-even rent $370

Max offer price $44,000

Occupancy floor 43%

Sensitivity live

Price	-10% $595	-5% $582	+0% $570	+5% $557	+10% $545
Rent	-10% $484	-5% $527	+0% $570	+5% $613	+10% $656
Rate	-1.0pp $592	-0.5pp $581	base $570	+0.5pp $559	+1.0pp $547

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 W 12th St Yuma, AZ	1.0–3.0	1.0–2.0	779	$1,200	$1.54	14d	32	0.28mi
1309 S 11th Ave Yuma, AZ	1.0	1.0	400	$900	$2.25	14d	1	0.70mi
1823 W 18th St Yuma, AZ	1.0	1.0	600	$1,149	$1.92	14d	1	0.74mi
1480 S 7th Ave Unit 1 Yuma, AZ	1.0	1.0	400	$1,175	$2.94	14d	1	0.95mi
1506 S 5th Ave Unit A Yuma, AZ	1.0	1.0	504	$850	$1.69	14d	1	1.09mi
1910 S Avenue A Yuma, AZ	2.0	1.0	543	$970	$1.79	14d	5	1.14mi
253 S 17th Ave Unit B105 Yuma, AZ	2.0	1.0	612	$1,250	$2.04	14d	1	1.20mi
1103 W 20th St Unit 1005 Yuma, AZ	2.0	1.0	742	$1,000	$1.35	14d	1	1.24mi
1103 W 20th St Unit 1045 Yuma, AZ	1.0	1.0	633	$1,000	$1.58	14d	1	1.24mi
2100 S Avenue A Yuma, AZ	1.0	1.0	594	$1,010	$1.70	14d	1	1.29mi
2044 S 11th Ave Unit 1 Yuma, AZ	1.0	1.0	650	$900	$1.38	14d	1	1.31mi
145 S Avenue B Yuma, AZ	1.0–2.0	1.0	650	$795	$1.22	14d	3	1.33mi
2200 S Avenue B Yuma, AZ	1.0–3.0	1.0–2.0	889	$965	$1.09	14d	7	1.38mi
136 N 21st Ave Apt 4 Yuma, AZ	2.0	1.0	746	$1,100	$1.47	45d	1	1.39mi
266 S 6th Ave Yuma, AZ	2.0	1.0	650	$1,050	$1.62	14d	2	1.49mi

HOA detail

• Monthly dues: $16 · $192/yr

Listing history 20 events

1. 2026-06-21
   pricedays on market $44,000 Active 31 DOM
2. 2026-06-19
   days on market $45,000 Active 29 DOM
3. 2026-06-18
   days on market $45,000 Active 28 DOM
4. 2026-06-17
   days on market $45,000 Active 27 DOM
5. 2026-06-16
   days on market $45,000 Active 26 DOM
6. 2026-06-15
   days on market $45,000 Active 25 DOM
7. 2026-06-14
   days on market $45,000 Active 23 DOM
8. 2026-06-13
   pricedays on market $45,000 Active 22 DOM
9. 2026-06-10
   days on market $49,997 Active 20 DOM
10. 2026-06-09
    days on market $49,997 Active 19 DOM
11. 2026-06-08
    days on market $49,997 Active 18 DOM
12. 2026-06-07
    days on market $49,997 Active 17 DOM
13. 2026-06-05
    days on market $49,997 Active 14 DOM
14. 2026-06-02
    days on market $49,997 Active 12 DOM
15. 2026-06-01
    days on market $49,997 Active 11 DOM
16. 2026-05-31
    days on market $49,997 Active 10 DOM
17. 2026-05-30
    days on market $49,997 Active 9 DOM
18. 2026-05-21
    listed $49,997 Active
19. 1992-03-12
    soldstatus $32,000
20. 1992-02-01
    soldstatus $32,000

ⓘ 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: $328 · $27/mo
• Projected year-2 tax: $328 · $27/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 19 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: $13,098
• − Mortgage interest: −$2,465
• − Property taxes: −$328
• − Insurance: −$220
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − HOA: −$192
• − Depreciation: −$1,280
• Taxable income: $6,518
• Est. tax owed @ 24.0%: −$1,564
• After-tax cash flow: $5,275/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

+56.2% since first listed

3 events — show timeline

• 2026-05-21 Listed $49,997 YAR
• 1992-03-12 Sold (Public Records) $32,000 Public Records
• 1992-02-01 Sold (Public Records) $32,000 Public Records

Property tax history

+19.3%/yr

Latest (2025): $328 · +4.4% YoY. Source: county tax records.