13427 E 43 Dr · Fortuna Foothills, AZ 85367

$142,500

2 bd · 2.0 ba · 1,052 sqft · Manufactured public records · 57 Days on market

Built 1979 6,500 sqft lot Est $207k · 31% 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.4/10.0
• 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 MLS

Don't Miss Out on this 2 Bedroom/ 2 Bath with New Carpet, Refrigerator, Newer A/C, Washer & Dryer, Double Wide with Enclosed AZ Room, Covered Patio & Carport, Nice Patio area for entertaining, 2 Sheds/Workshop, Desert Landscape, Move In Ready!

Key facts

• Easy-care yard
• Covered carport
• Foothills area

Tags

• FOOTHILLS AREA
• MOUNTAIN VIEWS
• ENCLOSED ARIZONA ROOM
• COVERED CARPORT
• EASY-CARE YARD

Property features AI

Exterior

• Parking: 1 parking space total; 1 covered space / 1-car carport; RV access/parking
• Security: Smoke detector(s)
• Utilities: Septic needed
• Home design: Manufactured home (mobile home); Residential property
• Construction: Workshop structure
• Exterior features: Patio; Workshop; Paved road access

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range
• Flooring: Carpet; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating; Cooling
• Interior features: Refrigerator, Dishwasher, Electric Range; Smoke detectors; No fireplace
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $142k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $142k).
• Recommended offer: $138k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,399 units permitted in Yuma County in 2024 (180 in 5+ unit buildings).
• This rent runs 30% 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 $985 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.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $40k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $138,225 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.20%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $207,244
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12544 S El Camino Del Diablo	0.18mi	2/2.0	1,128 (+7%)	2mo	$180,000	$160	78
12754 S Joleane Ave	0.47mi	2/2.0	1,056 (+0%)	3mo	$185,000	$175	75
12552 S El Camino Del Diablo	0.19mi	2/2.0	1,185 (+13%)	2mo	$235,000	$198	68
13239 E 48 Dr	0.70mi	2/2.0	1,056 (+0%)	0mo	$219,000	$207	67
13323 E 46 St	0.37mi	2/2.0	1,152 (+10%)	1mo	$235,000	$204	66
13714 E 47 Ln	0.65mi	3/2.0 (+1)	1,056 (+0%)	1mo	$220,000	$208	63
13145 E 43 Dr	0.35mi	2/2.0	1,181 (+12%)	2mo	$195,000	$165	61
13614 E 46 St	0.40mi	2/2.0	1,167 (+11%)	2mo	$230,000	$197	61
13572 E 46 St	0.37mi	2/2.0	1,200 (+14%)	1mo	$138,000	$115	58
13218 E 39 Pl	0.60mi	3/2.0 (+1)	1,116 (+6%)	0mo	$208,000	$186	57
13555 E 47 Dr	0.53mi	2/3.0	938 (-11%)	2mo	$215,000	$229	52
13128 E 47 Ln	0.64mi	3/2.0 (+1)	1,188 (+13%)	1mo	$233,500	$197	43

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,456
• Equity at exit: $21,247

10-year hold

• IRR: 10.1%
• Equity multiple: 1.83×
• Total profit: $32,946
• Equity at exit: $12,321

Cash invested: $39,900 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$747
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $306

Break-even live

Break-even rent $1,096

Max offer price $142,500

Occupancy floor 74%

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13308 E 45th St Yuma, AZ	3.0	2.0	1290	$1,800	$1.40	13d	1	0.21mi
13388 E 41st Dr Yuma, AZ	2.0	1.0	832	$1,200	$1.44	13d	1	0.27mi
13244 E 41st Ln Yuma, AZ	2.0	1.0	948	$1,200	$1.27	13d	1	0.31mi
13292 E 41st St Yuma, AZ	1.0	1.0	700	$1,195	$1.71	13d	1	0.35mi
13117 E 41st St Yuma, AZ	2.0	2.0	1091	$1,400	$1.28	13d	1	0.47mi
13239 E 49th Dr Yuma, AZ	2.0	2.0	1352	$1,800	$1.33	13d	1	0.80mi
13595 E 51st St Yuma, AZ	1.0	1.0	900	$900	$1.00	13d	1	0.99mi
12615 E 49th St Yuma, AZ	3.0	2.0	1477	$1,750	$1.18	13d	1	1.03mi
13818 E 52nd Dr Yuma, AZ	2.0	1.0	864	$1,300	$1.50	13d	1	1.23mi
13289 S Onammi Ave Yuma, AZ	2.0	2.0	950	$1,600	$1.68	13d	1	1.27mi
12255 E 37th St Yuma, AZ	2.0	2.0	967	$1,600	$1.65	13d	1	1.41mi
13407 E 55th St Yuma, AZ	2.0	2.0	1298	$1,600	$1.23	21d	1	1.48mi

Listing history 8 events

1. 2026-05-11
   price $142,500
2. 2026-03-30
   listed $157,500 Active
3. 2022-06-23
   soldstatus $148,000 255-char remark

   Show marketing remark (255 chars)

   Don't Miss Out on this 2 Bedroom/ 2 Bath with New Carpet, Refrigerator, Newer A/C, Washer & Dryer, Double Wide with Enclosed AZ Room, Covered Patio & Carport, Nice Patio area for entertaining, 2 Sheds/Workshop, Desert Landscape, Move In Ready!

4. 2022-06-23
   soldstatus $148,000

   Show marketing remark (255 chars)

   Don't Miss Out on this 2 Bedroom/ 2 Bath with New Carpet, Refrigerator, Newer A/C, Washer & Dryer, Double Wide with Enclosed AZ Room, Covered Patio & Carport, Nice Patio area for entertaining, 2 Sheds/Workshop, Desert Landscape, Move In Ready!

5. 2022-05-04
   listed $144,900 255-char remark

   Show marketing remark (255 chars)

   Don't Miss Out on this 2 Bedroom/ 2 Bath with New Carpet, Refrigerator, Newer A/C, Washer & Dryer, Double Wide with Enclosed AZ Room, Covered Patio & Carport, Nice Patio area for entertaining, 2 Sheds/Workshop, Desert Landscape, Move In Ready!

6. 2019-08-25
   listed $107,500
7. 2008-02-29
   soldstatus $99,900
8. 2003-03-10
   soldstatus $57,000

ⓘ 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: $708 · $59/mo
• Projected year-2 tax: $940 · $78/mo
• Expected delta: +$233/yr (+$19/mo · 32.8%)

ⓘ 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: $17,794
• − Mortgage interest: −$7,982
• − Property taxes: −$708
• − Insurance: −$712
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$4,145
• Taxable income: $1,399
• Est. tax owed @ 24.0%: −$336
• After-tax cash flow: $3,334/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

+150.0% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $142,500 YAR
• 2026-03-30 Listed $157,500 YAR
• 2022-06-23 Sold (Public Records) $148,000 Public Records
• 2022-06-23 Sold (MLS) $148,000 YAR
• 2022-05-04 Listed $144,900 YAR
• 2019-08-25 Listed $107,500 YAR
• 2008-02-29 Sold (Public Records) $99,900 Public Records
• 2003-03-10 Sold (Public Records) $57,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $708 · +3.2% YoY. Source: county tax records.