12699 S Montana Ave · Fortuna Foothills, AZ 85367

$155,000

3 bd · 2.0 ba · 720 sqft · Manufactured public records · 99 Days on market

Built 1972 7,400 sqft lot Est $181k · 15% under

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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 +25.2/30.0
• ARV discount +14.1/15.0
• DSCR +8.3/10.0
• 1% rule +5.3/10.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready 3 bedroom, 2 bath mobile home with a 720 sq ft addition on a 7400sqft lot, offering spacious living areas throughout. The home features an eat-in kitchen with breakfast bar and pantry, good-sized bedrooms, and newer windows for improved comfort and efficiency. Outside you’ll find RV access with hookups, plus a large storage shed and workshop for extra space and projects. Conveniently located in the Foothills

Key facts

• Pantry
• Rv access
• Storage shed

Tags

• EAT-IN KITCHEN
• BREAKFAST BAR
• PANTRY
• NEWER WINDOWS
• RV ACCESS
• STORAGE SHED

Property features AI

Exterior

• Parking: RV access/parking
• Utilities: Public water; Septic tank
• Home design: Manufactured home; Residential property
• Construction: Mobile home / manufactured construction
• Exterior features: RV hookup; Covered patio; Patio; Sliding doors; Workshop; Shed(s); Paved road access

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range
• Flooring: Other
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Has heating; Has cooling
• Interior features: Double pane windows; Water softener (owned); Water purifier
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.2% in Fortuna Foothills — 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 60/100 on livability (#174 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• 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; 1,399 units permitted in Yuma County in 2024 (180 in 5+ unit buildings).
• This rent runs 33% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 4.5% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $66k; list at $155k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.03% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.61%
• DSCR: 1.43
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $181,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13564 E 47 Dr	0.23mi	2/2.0 (-1)	769 (+7%)	3mo	$179,900	$234	71
13592 E 46 St	0.26mi	2/1.0 (-1)	718 (-0%)	10mo	$125,000	$174	70
12595 S Joleane Ave	0.14mi	2/1.5 (-1)	784 (+9%)	4mo	$185,000	$236	68
13729 E 49 Dr	0.56mi	2/1.5 (-1)	721 (+0%)	2mo	$195,000	$270	66
13609 E 50 St	0.53mi	2/1.5 (-1)	735 (+2%)	2mo	$185,000	$252	63
13458 E 48 Dr	0.24mi	2/2.0 (-1)	660 (-8%)	8mo	$141,000	$214	63
13388 E 48 Dr	0.23mi	2/2.0 (-1)	637 (-12%)	5mo	$185,400	$291	61
13420 E 44 St	0.33mi	2/1.0 (-1)	768 (+7%)	6mo	$170,000	$221	59
13249 E 42 St	0.56mi	2/2.5 (-1)	700 (-3%)	5mo	$210,000	$300	58
12694 E 47 St	0.62mi	3/2.0	771 (+7%)	8mo	$230,000	$298	53
13815 E 48 Dr	0.59mi	2/1.0 (-1)	784 (+9%)	6mo	$189,900	$242	44
12623 E 45 St	0.73mi	2/1.5 (-1)	616 (-14%)	8mo	$158,000	$256	28

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-656
• Equity at exit: $23,111

10-year hold

• IRR: 10.6%
• Equity multiple: 1.87×
• Total profit: $37,740
• Equity at exit: $13,402

Cash invested: $43,400 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $348

Break-even live

Break-even rent $1,160

Max offer price $155,000

Occupancy floor 73%

Sensitivity live

Price	-10% $435	-5% $392	+0% $348	+5% $304	+10% $260
Rent	-10% $221	-5% $285	+0% $348	+5% $411	+10% $474
Rate	-1.0pp $426	-0.5pp $387	base $348	+0.5pp $308	+1.0pp $267

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $155,000 Active 99 DOM
2. 2026-06-18
   days on market $155,000 Active 98 DOM
3. 2026-06-17
   days on market $155,000 Active 97 DOM
4. 2026-06-16
   days on market $155,000 Active 96 DOM
5. 2026-06-15
   days on market $155,000 Active 95 DOM
6. 2026-06-14
   days on market $155,000 Active 93 DOM
7. 2026-06-13
   days on market $155,000 Active 92 DOM
8. 2026-06-10
   days on market $155,000 Active 90 DOM
9. 2026-06-09
   days on market $155,000 Active 89 DOM
10. 2026-06-09
    price $155,000 Active 88 DOM
11. 2026-06-08
    days on market $175,000 Active 88 DOM
12. 2026-06-07
    days on market $175,000 Active 87 DOM
13. 2026-06-05
    days on market $175,000 Active 84 DOM
14. 2026-06-02
    days on market $175,000 Active 82 DOM
15. 2026-06-01
    days on market $175,000 Active 81 DOM
16. 2026-05-31
    days on market $175,000 Active 80 DOM
17. 2026-05-30
    days on market $175,000 Active 79 DOM
18. 2026-03-12
    listed $175,000 Active
19. 2003-04-21
    soldstatus $66,000
20. 1982-06-14
    soldstatus $7,295

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $1,023 · $85/mo
• Expected delta: +$553/yr (+$46/mo · 117.8%)

ⓘ 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 5 d/yr ≥113°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,204
• − Mortgage interest: −$8,682
• − Property taxes: −$470
• − Insurance: −$775
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,509
• Taxable income: $1,695
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $3,766/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 — Fortuna Foothills

• Score: 60/100
• State rank: #174
• US rank: #18663

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fortuna Foothills, AZ
• County: Yuma County · 149,809 people
• City population: 21,356
• 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

+2298.9% since first listed

3 events — show timeline

• 2026-03-12 Listed $175,000 YAR
• 2003-04-21 Sold (Public Records) $66,000 Public Records
• 1982-06-14 Sold (Public Records) $7,295 Public Records

Property tax history

-4.7%/yr

Latest (2025): $470 · +3.2% YoY. Source: county tax records.