5707 E 32 St #606 · Yuma, AZ 85365

$125,000

1 bd · 1.0 ba · 457 sqft · Manufactured public records · 183 Days on market

Built 1991 2,400 sqft lot Est $134k · 7% under $267/mo HOA · 24% of rent

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Why this score? — see what drove the F 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).

• ARV discount +10.5/15.0
• Cash flow +8.2/30.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +2.2/10.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful view lot on the greenbelt of Country Roads RV Village. Well maintained, fully furnished with washer and dryer. Plenty of storage, large patio and newer 4 ton HVAC.

Key facts

• Greenbelt
• Large patio
• Fully furnished

Tags

• VIEW LOT
• GREENBELT
• FULLY FURNISHED
• LARGE PATIO
• NEWER HVAC

Property features AI

Finance

• HOA & community: Homeowners association; Association fee of $267

Exterior

• Parking: Open parking
• Security: Gated community
• Utilities: Public water
• Home design: Manufactured home; Single-story
• Exterior features: Patio; Sliding doors; View; Shed(s); Paved road access; Lot about 2,400 square feet

Interior

• Kitchen: Refrigerator; Microwave; Electric range
• Flooring: Laminate; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Has cooling
• Interior features: Blinds and drapes; Water softener (owned); Water purifier; Smoke detector(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (9.2% below list).
• Recommended offer: $104k (16.8% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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 soft (-0.4%/yr); 472 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 $864 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 183 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $34k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $125k implies a 964% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,009 (16.8% 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 183 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.07%
• DSCR: 0.82
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $133,901
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5707 E 32 St #1258	0.37mi	1/1.0	456 (-0%)	4mo	$154,000	$338	80
5707 E 32 St #1000	0.27mi	1/1.0	413 (-10%)	1mo	$99,900	$242	71
5707 E 32 St #845	0.14mi	1/1.5	408 (-11%)	4mo	$137,000	$336	71
5707 E 32 St #490	0.09mi	1/1.0	396 (-13%)	4mo	$85,000	$215	70
5707 E 32 St #396	0.17mi	1/1.5	408 (-11%)	5mo	$160,000	$392	68
5707 E 32 St #1026	0.28mi	1/1.0	408 (-11%)	2mo	$125,000	$306	68
5707 E 32 St #238	0.38mi	1/1.0	408 (-11%)	2mo	$80,000	$196	63
5707 E 32 St #1242	0.28mi	1/1.0	396 (-13%)	5mo	$116,000	$293	61
5707 E 32 St #1103	0.37mi	1/1.0	408 (-11%)	5mo	$130,000	$319	61
5707 E 32 St #1105	0.36mi	1/1.0	396 (-13%)	3mo	$115,000	$290	58
5707 E 32 St #263	0.33mi	2/1.5 (+1)	408 (-11%)	3mo	$50,000	$123	58
5707 E 32 St #75	0.43mi	1/1.0	396 (-13%)	4mo	$70,000	$177	54

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.2%
• Equity multiple: 0.11×
• Total profit: $-31,038
• Equity at exit: $18,638

10-year hold

• IRR: -45.1%
• Equity multiple: -0.40×
• Total profit: $-49,174
• Equity at exit: $10,808

Cash invested: $35,000 (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 85365

• Home prices YoY: -23.6%
• Rents YoY: -0.4%
• Active inventory: 472
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$40 /mo · $486/yr
• Insurance: −$52
• HOA: −$267
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-119

Break-even live

Break-even rent $1,285

Max offer price $104,009

Occupancy floor —

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $267 · $3,204/yr

Listing history 27 events

1. 2026-06-19
   days on market $125,000 Active 183 DOM
2. 2026-06-18
   days on market $125,000 Active 182 DOM
3. 2026-06-17
   days on market $125,000 Active 181 DOM
4. 2026-06-16
   days on market $125,000 Active 180 DOM
5. 2026-06-15
   days on market $125,000 Active 179 DOM
6. 2026-06-14
   days on market $125,000 Active 177 DOM
7. 2026-06-13
   days on market $125,000 Active 176 DOM
8. 2026-06-10
   days on market $125,000 Active 174 DOM
9. 2026-06-09
   days on market $125,000 Active 173 DOM
10. 2026-06-08
    days on market $125,000 Active 172 DOM
11. 2026-06-07
    days on market $125,000 Active 171 DOM
12. 2026-06-05
    days on market $125,000 Active 168 DOM
13. 2026-06-02
    days on market $125,000 Active 166 DOM
14. 2026-06-01
    days on market $125,000 Active 165 DOM
15. 2026-05-31
    days on market $125,000 Active 164 DOM
16. 2026-05-30
    days on market $125,000 Active 163 DOM
17. 2026-05-20
    status Active
18. 2026-05-20
    price $125,000
19. 2026-04-03
    status Pending
20. 2026-03-08
    price $120,000
21. 2025-12-30
    status Active
22. 2025-12-30
    status Pending
23. 2025-12-09
    price $137,500
24. 2025-11-19
    price $142,500
25. 2025-04-07
    listed $159,000 Active
26. 1992-02-03
    soldstatus $11,750
27. 1991-12-01
    soldstatus $11,750

ⓘ 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: $486 · $40/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$339/yr (+$28/mo · 69.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥114°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,614
• − Mortgage interest: −$7,002
• − Property taxes: −$486
• − Insurance: −$625
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − HOA: −$3,204
• − Depreciation: −$3,636
• Taxable loss: −$3,517
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $-582/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): 54,775
• Household income: $70,331
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 766.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 47% White 44% Two or more races 23% Black 2% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 36% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -75.03%
• Current HPI: 242.8651
• Rent YoY: ▼ -0.38%
• 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

+963.8% since first listed

11 events — show timeline

• 2026-05-20 Relisted — YAR
• 2026-05-20 Price Changed $125,000 YAR
• 2026-04-03 Pending — YAR
• 2026-03-08 Price Changed $120,000 YAR
• 2025-12-30 Relisted — YAR
• 2025-12-30 Pending — YAR
• 2025-12-09 Price Changed $137,500 YAR
• 2025-11-19 Price Changed $142,500 YAR
• 2025-04-07 Listed $159,000 YAR
• 1992-02-03 Sold (Public Records) $11,750 Public Records
• 1991-12-01 Sold (Public Records) $11,750 Public Records

Property tax history

-3.7%/yr

Latest (2025): $486 · +3.1% YoY. Source: county tax records.