1145 S Dora Ave · Yuma, AZ 85367

$126,900

2 bd · 2.0 ba · 552 sqft · Manufactured public records · 132 Days on market

Built 1968 5,400 sqft lot $200/mo HOA · 17% of rent

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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 +12.6/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• DSCR +3.8/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a Jewel Hidden in the Center of Magnolia Village on a Large Corner Lot (fenced) Home has been remodeled with charming additions. Delightful sunroom or office sold furnished. Vacant.

Key facts

• Open floor plan
• Patio
• 5,400 sq ft lot

Tags

• UPDATED LAMINATE FLOORING
• STAINLESS STEEL APPLIANCES
• BUTCHER BLOCK COUNTERTOPS
• OPEN FLOOR PLAN
• PATIO

Property features AI

Finance

• HOA & community: Homeowners association with a $200 fee

Exterior

• Parking: 2 total parking spaces; 2 covered parking spaces; Attached garage; Attached carport (2 spaces)
• Utilities: Public water
• Home design: Manufactured home (mobile home); Residential property
• Exterior features: Covered patio; Sliding doors; Workshop; Shed(s); Paved road access

Interior

• Kitchen: Microwave; Gas Range
• Flooring: Laminate flooring; Other flooring
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Has heating; Has cooling
• Interior features: Microwave; Gas Range; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $127k.

Deal economics

• At list price, monthly cash flow is $-17 ($-199/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (7.2% below list).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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 fast (+4.5%/yr); 413 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $877 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

• It's been on market 132 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $44k; list at $127k implies a 188% gain — meaningful room to come down on a strong offer.

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 $111,672 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.98
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $63,480
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1164 S 20 Ave	0.09mi	2/1.0	550 (-0%)	6mo	$60,000	$109	86
1058 S Franklin Ave	0.11mi	2/1.0	564 (+2%)	14mo	$48,000	$85	76
1138 S Jewel Ave	0.12mi	2/1.5	610 (+10%)	5mo	$99,000	$162	70
1174 S Jewel Ave	0.13mi	2/1.0	516 (-6%)	16mo	$45,000	$87	66
1082 S Dora Ave	0.07mi	1/1.0 (-1)	528 (-4%)	19mo	$63,000	$119	65
1139 S 20 Ave	0.11mi	1/1.0 (-1)	480 (-13%)	6mo	$55,000	$115	59
1028 S Myrtle Ave	0.21mi	1/1.0 (-1)	600 (+9%)	10mo	$54,500	$91	59
1140 S 20 Ave	0.08mi	2/1.0	630 (+14%)	15mo	$87,500	$139	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 · 4.46% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.44×
• Total profit: $-19,805
• Equity at exit: $18,921

10-year hold

• IRR: -4.4%
• Equity multiple: 0.69×
• Total profit: $-10,944
• Equity at exit: $10,972

Cash invested: $35,532 (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 85367

• Home prices YoY: -26.2%
• Rents YoY: 4.5%
• Active inventory: 413
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,177 high
• Mortgage (P&I): −$665
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$53
• HOA: −$200
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-17

Break-even live

Break-even rent $1,198

Max offer price $123,971

Occupancy floor 96%

Sensitivity live

Price	-10% $55	-5% $19	+0% $-17	+5% $-52	+10% $-88
Rent	-10% $-110	-5% $-63	+0% $-17	+5% $30	+10% $76
Rate	-1.0pp $47	-0.5pp $16	base $-17	+0.5pp $-49	+1.0pp $-83

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: $31,725
• Closing costs: $3,807
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	13d	32	0.39mi
1823 W 18th St Yuma, AZ	1.0	1.0	600	$1,149	$1.92	13d	1	0.82mi
1309 S 11th Ave Yuma, AZ	1.0	1.0	400	$900	$2.25	13d	1	0.83mi
1480 S 7th Ave Unit 1 Yuma, AZ	1.0	1.0	400	$1,175	$2.94	13d	1	1.09mi
253 S 17th Ave Unit B105 Yuma, AZ	2.0	1.0	612	$1,250	$2.04	13d	1	1.16mi
1506 S 5th Ave Unit A Yuma, AZ	1.0	1.0	504	$850	$1.69	13d	1	1.22mi
145 S Avenue B Yuma, AZ	1.0–2.0	1.0	650	$795	$1.22	13d	3	1.23mi
1910 S Avenue A Yuma, AZ	2.0	1.0	543	$970	$1.79	13d	5	1.25mi
136 N 21st Ave Apt 4 Yuma, AZ	2.0	1.0	746	$1,100	$1.47	44d	1	1.31mi
1103 W 20th St Unit 1005 Yuma, AZ	2.0	1.0	742	$1,000	$1.35	13d	1	1.36mi
1103 W 20th St Unit 1045 Yuma, AZ	1.0	1.0	633	$1,000	$1.58	13d	1	1.36mi
2100 S Avenue A Yuma, AZ	1.0	1.0	594	$1,010	$1.70	13d	1	1.40mi
2200 S Avenue B Yuma, AZ	1.0–3.0	1.0–2.0	889	$965	$1.09	13d	7	1.41mi
2044 S 11th Ave Unit 1 Yuma, AZ	1.0	1.0	650	$900	$1.38	13d	1	1.43mi

HOA detail

• Monthly dues: $200 · $2,400/yr

Listing history 23 events

1. 2026-06-19
   days on market $126,900 Active 132 DOM
2. 2026-06-18
   days on market $126,900 Active 131 DOM
3. 2026-06-17
   days on market $126,900 Active 130 DOM
4. 2026-06-16
   days on market $126,900 Active 129 DOM
5. 2026-06-15
   days on market $126,900 Active 128 DOM
6. 2026-06-14
   days on market $126,900 Active 126 DOM
7. 2026-06-13
   days on market $126,900 Active 125 DOM
8. 2026-06-10
   days on market $126,900 Active 123 DOM
9. 2026-06-09
   days on market $126,900 Active 122 DOM
10. 2026-06-08
    days on market $126,900 Active 121 DOM
11. 2026-06-07
    days on market $126,900 Active 120 DOM
12. 2026-06-05
    days on market $126,900 Active 117 DOM
13. 2026-06-02
    days on market $126,900 Active 115 DOM
14. 2026-06-01
    days on market $126,900 Active 114 DOM
15. 2026-05-31
    days on market $126,900 Active 113 DOM
16. 2026-05-30
    days on market $126,900 Active 112 DOM
17. 2026-04-03
    price $126,900
18. 2026-02-08
    listed $129,900 Active
19. 2020-05-19
    soldstatus $44,000 189-char remark

    Show marketing remark (189 chars)

    This is a Jewel Hidden in the Center of Magnolia Village on a Large Corner Lot (fenced) Home has been remodeled with charming additions. Delightful sunroom or office sold furnished. Vacant.

20. 2020-05-19
    soldstatus $44,000

    Show marketing remark (189 chars)

    This is a Jewel Hidden in the Center of Magnolia Village on a Large Corner Lot (fenced) Home has been remodeled with charming additions. Delightful sunroom or office sold furnished. Vacant.

21. 2020-04-24
    listed $45,000 189-char remark

    Show marketing remark (189 chars)

    This is a Jewel Hidden in the Center of Magnolia Village on a Large Corner Lot (fenced) Home has been remodeled with charming additions. Delightful sunroom or office sold furnished. Vacant.

22. 2019-02-27
    listed $55,000
23. 2012-12-24
    soldstatus $50,000

ⓘ 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: $337 · $28/mo
• Projected year-2 tax: $838 · $70/mo
• Expected delta: +$500/yr (+$42/mo · 148.3%)

ⓘ 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 · 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: $14,125
• − Mortgage interest: −$7,108
• − Property taxes: −$337
• − Insurance: −$634
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − HOA: −$2,400
• − Depreciation: −$3,692
• Taxable loss: −$2,307
• Est. tax savings @ 24.0%: +$554
• After-tax cash flow: $355/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): 22,074
• Household income: $58,469
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 408.0

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 White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 22% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Portuguese 4% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -80.81%
• Current HPI: 227.2692
• Rent YoY: ▲ 4.46%
• 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

+153.8% since first listed

7 events — show timeline

• 2026-04-03 Price Changed $126,900 YAR
• 2026-02-08 Listed $129,900 YAR
• 2020-05-19 Sold (Public Records) $44,000 Public Records
• 2020-05-19 Sold (MLS) $44,000 YAR
• 2020-04-24 Listed $45,000 YAR
• 2019-02-27 Listed $55,000 YAR
• 2012-12-24 Sold (Public Records) $50,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $337 · +4.7% YoY. Source: county tax records.