962 S 20 Ave · Yuma, AZ 85364

$120,000

3 bd · 1.5 ba · 784 sqft · Manufactured · 5 Days on market

Built 2004 Fair condition 7,500 sqft lot

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Seller willing to carry financing with $25,000 down payment. 3 bedroom one 3/4 bathroom and one 1/2 bathroom centrally located, with 7,500 sq ft. Lot.

Key facts

• 7,500 sq ft lot
• Built 2004
• Listed 4 days

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public water; Septic tank sewer
• Home design: Manufactured home (mobile home)
• Exterior features: Shed(s); 7,500 sq ft lot; Located in the Lynch Addition subdivision

Interior

• Kitchen: Electric range
• Bathrooms: One three-quarter bathroom; One half bathroom
• Heating & cooling: Has heating; Has cooling
• Interior features: Electric range; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.3% 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); 262 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $830 of loan paydown is wiped out by about $4k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $120,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.09% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $74,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1074 S Dora Ave	0.16mi	2/2.0 (-1)	840 (+7%)	2mo	$67,000	$80	72
1108 S Jewel Ave	0.18mi	2/1.0 (-1)	840 (+7%)	6mo	$67,500	$80	67
1188 S 20 Ave	0.29mi	2/1.0 (-1)	840 (+7%)	2mo	$87,500	$104	66
1044 S 20 Ave	0.11mi	2/1.0 (-1)	684 (-13%)	3mo	$65,000	$95	64
1953 W 10 St	0.11mi	2/1.0 (-1)	728 (-7%)	15mo	$50,000	$69	63
1123 S Franklin Ave	0.19mi	2/2.0 (-1)	684 (-13%)	1mo	$37,000	$54	62
1074 S Jewel Ave	0.16mi	2/1.0 (-1)	721 (-8%)	12mo	$70,000	$97	62
1148 W Myrtle Ave	0.25mi	2/2.0 (-1)	736 (-6%)	15mo	$39,000	$53	59
1012 S 20 Ave	0.07mi	2/1.5 (-1)	672 (-14%)	12mo	$169,000	$251	58
1139 S Dora Ave	0.23mi	2/1.0 (-1)	728 (-7%)	16mo	$75,000	$103	57
1129 S Franklin Ave	0.20mi	2/2.0 (-1)	854 (+9%)	14mo	$88,800	$104	57
1172 S Franklin Ave	0.26mi	2/1.0 (-1)	896 (+14%)	3mo	$70,000	$78	55

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-7,827
• Equity at exit: $17,892

10-year hold

• IRR: 2.1%
• Equity multiple: 1.14×
• Total profit: $4,782
• Equity at exit: $10,375

Cash invested: $33,600 (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: 262
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,305 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $202

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 80%

Sensitivity live

Price	-10% $285	-5% $243	+0% $202	+5% $160	+10% $119
Rent	-10% $99	-5% $150	+0% $202	+5% $253	+10% $305
Rate	-1.0pp $262	-0.5pp $232	base $202	+0.5pp $171	+1.0pp $139

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	$1,400	$1.80	14d	32	0.38mi
750 S 15th Ave Yuma, AZ	2.0–3.0	2.0	1050	$1,450	$1.38	14d	2	0.46mi
1334 S Avenue B Yuma, AZ	1.0–2.0	1.5–2.0	888	$1,295	$1.46	14d	24	0.51mi
486 S 15th Ave Yuma, AZ	3.0	1.0	875	$995	$1.14	14d	1	0.68mi
253 S 17th Ave Unit B105 Yuma, AZ	2.0	1.0	612	$1,250	$2.04	14d	1	0.95mi
1700 S Crowder Ave #16 Yuma, AZ	2.0	2.0	1000	$1,250	$1.25	14d	1	0.95mi
145 S Avenue B Yuma, AZ	1.0–2.0	1.0	650	$795	$1.22	14d	3	1.05mi
136 N 21st Ave Apt 4 Yuma, AZ	2.0	1.0	746	$1,100	$1.47	44d	1	1.11mi
1850 S Avenue B Yuma, AZ	2.0–3.0	2.0	1050	$1,625	$1.55	14d	7	1.16mi
1101 South Avenue C Apt C Yuma, AZ	2.0	1.5	900	$1,100	$1.22	14d	1	1.30mi
266 S 6th Ave Yuma, AZ	2.0	1.0	650	$1,050	$1.62	14d	2	1.34mi
179 W 12th St Unit B Yuma, AZ	2.0	1.0	936	$1,300	$1.39	14d	1	1.38mi
1910 S Avenue A Yuma, AZ	2.0	1.0	543	$970	$1.79	14d	5	1.41mi

Listing history 4 events

1. 2026-06-01
   days on market $120,000 Active 5 DOM
2. 2026-05-31
   days on market $120,000 Active 4 DOM
3. 2026-05-30
   days on market $120,000 Active 3 DOM
4. 2026-05-28
   listed $120,000 Active

ⓘ 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 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: $15,661
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$3,491
• Taxable income: $542
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $2,290/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, including exterior cleaning, landscaping, and interior painting, to improve its curb appeal and value.

Repairs flagged

• Major exterior siding — dirtied and unkempt
• Major landscaping — overgrown yard

Value-add opportunities

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both landscaping — A well-maintained yard improves curb appeal and property value
• Both exterior siding — Clean siding improves property appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · dirtied and unkempt	Major	$15,000–50,000
landscaping · overgrown yard	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscaping — A well-maintained yard improves curb appeal and property value ↑
• Both exterior siding — Clean siding improves property appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

1 event — show timeline

• 2026-05-28 Listed $120,000 YAR