11246 S Clara Anita Dr · Fortuna Foothills, AZ 85367

$74,500

1 bd · 1.0 ba · 409 sqft · Manufactured · 33 Days on market

Built 1992 Poor condition 1,760 sqft lot Est $79k · 6% under $205/mo HOA · 18% of rent

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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 +24.8/30.0
• ARV discount +10.0/15.0
• 1% rule +9.9/10.0
• DSCR +8.0/10.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Schools +1.3/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice home with Arizona room

Key facts

• Az room
• Deck in back
• Nice sized shed

Tags

• KITCHEN OPENS TO LIVING ROOM
• AZ ROOM
• DECK IN BACK
• NICE SIZED SHED

Property features AI

Finance

• HOA & community: Homeowners association with a $205 association fee

Exterior

• Parking: Open parking
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water
• Home design: Manufactured home (residential); Located in a senior community
• Exterior features: Patio; Deck; Shed

Interior

• Kitchen: Disposal; Refrigerator; Microwave; Electric range; Water purifier
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating; Cooling
• Interior features: Bay windows; Blinds; Smoke and carbon monoxide detectors

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $74k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $72k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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); 416 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 $515 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

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 $72,265 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.49% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.04%
• DSCR: 1.40
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $78,937
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11281 S Clara Anita Dr #22	0.05mi	1/1.0	395 (-3%)	4mo	$70,000	$177	89
11275 S Clara Anita Dr #21	0.04mi	1/1.0	391 (-4%)	5mo	$73,000	$187	87
12276 S Maria Rosa Pl	0.11mi	2/1.0 (+1)	405 (-1%)	3mo	$78,000	$193	86
11463 S Maria Rosa Dr	0.27mi	1/1.0	409 (0%)	2mo	$85,000	$208	86
11360 S Maria Rosa Dr	0.14mi	1/1.0	420 (+3%)	4mo	$67,300	$160	85
11393 S Maria Rosa Dr	0.19mi	1/1.0	396 (-3%)	2mo	$51,250	$129	84
11370 S Clara Anita Dr	0.15mi	1/1.0	402 (-2%)	8mo	$99,500	$248	84
11423 S Maria Rosa Dr	0.23mi	1/1.0	398 (-3%)	4mo	$60,000	$151	81
11341 S Maria Rosa Dr	0.13mi	1/1.0	386 (-6%)	6mo	$68,900	$178	80
11409 S Clara Anita Dr	0.20mi	1/1.0	385 (-6%)	3mo	$76,000	$197	79
11529 S Sandra Ave	0.59mi	1/1.0	400 (-2%)	5mo	$113,500	$284	65
12156 E 39 St	0.68mi	1/1.0	396 (-3%)	3mo	$120,000	$303	60

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-271
• Equity at exit: $11,108

10-year hold

• IRR: 11.3%
• Equity multiple: 1.97×
• Total profit: $20,219
• Equity at exit: $6,441

Cash invested: $20,860 (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: 416
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$391
• Tax est. 1.5%: −$93 /mo · $1,118/yr
• Insurance: −$31
• HOA: −$205
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $157

Break-even live

Break-even rent $911

Max offer price $74,500

Occupancy floor 81%

Sensitivity live

Price	-10% $209	-5% $183	+0% $157	+5% $131	+10% $106
Rent	-10% $69	-5% $113	+0% $157	+5% $201	+10% $245
Rate	-1.0pp $195	-0.5pp $176	base $157	+0.5pp $138	+1.0pp $118

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $205 · $2,460/yr

Listing history 23 events

1. 2026-06-21
   days on market $74,500 Active 33 DOM
2. 2026-06-19
   days on market $74,500 Active 31 DOM
3. 2026-06-18
   days on market $74,500 Active 30 DOM
4. 2026-06-17
   days on market $74,500 Active 29 DOM
5. 2026-06-16
   days on market $74,500 Active 28 DOM
6. 2026-06-15
   days on market $74,500 Active 27 DOM
7. 2026-06-14
   days on market $74,500 Active 25 DOM
8. 2026-06-13
   days on market $74,500 Active 24 DOM
9. 2026-06-10
   days on market $74,500 Active 22 DOM
10. 2026-06-09
    days on market $74,500 Active 21 DOM
11. 2026-06-08
    days on market $74,500 Active 20 DOM
12. 2026-06-07
    days on market $74,500 Active 19 DOM
13. 2026-06-05
    days on market $74,500 Active 16 DOM
14. 2026-06-02
    days on market $74,500 Active 14 DOM
15. 2026-06-01
    days on market $74,500 Active 13 DOM
16. 2026-05-31
    days on market $74,500 Active 12 DOM
17. 2026-05-30
    pricedays on market $74,500 Active 11 DOM
18. 2026-05-19
    listed $74,000 Active
19. 2026-05-12
    listed $72,000 Active 27-char remark

    Show marketing remark (27 chars)

    Nice home with Arizona room

20. 2025-06-24
    price $69,000
21. 2025-05-26
    price $78,500
22. 2022-06-03
    soldstatus $70,000
23. 2022-05-11
    listed $70,000

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,320
• − Mortgage interest: −$4,173
• − Property taxes: −$1,118
• − Insurance: −$372
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − HOA: −$2,460
• − Depreciation: −$2,167
• Taxable income: $899
• Est. tax owed @ 24.0%: −$216
• After-tax cash flow: $1,669/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to bring it up to a livable condition. Significant investment is needed to address the poor condition of the exterior, windows, foundation, HVAC, and landscaping.

Repairs flagged

• Major Exterior siding — Severe weathering and peeling
• Major Windows — No photos of windows
• Major Foundation/structure — No photos of foundation
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major Landscaping — Overgrown and unkempt

Value-add opportunities

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance and value
• Resale Replace exterior siding — New siding will enhance curb appeal and increase the home's value
• Resale Replace windows — New windows will improve energy efficiency and increase the home's value
• Resale Replace HVAC/mechanicals — Upgrading HVAC will improve comfort and energy efficiency
• Resale Landscaping — A well-maintained landscape will enhance curb appeal and increase the home's value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Severe weathering and peeling	Major	$15,000–50,000
Windows · No photos of windows	Major	$15,000–50,000
Foundation/structure · No photos of foundation	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
Landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance and value ↑
• Resale Replace exterior siding — New siding will enhance curb appeal and increase the home's value ↑
• Resale Replace windows — New windows will improve energy efficiency and increase the home's value ↑
• Resale Replace HVAC/mechanicals — Upgrading HVAC will improve comfort and energy efficiency ↑
• Resale Landscaping — A well-maintained landscape will enhance curb appeal and increase the home's 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 — 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

+5.7% since first listed

6 events — show timeline

• 2026-05-19 Listed $74,000 YAR
• 2026-05-12 Listed $72,000 FSBO.com
• 2025-06-24 Price Changed $69,000 YAR
• 2025-05-26 Price Changed $78,500 YAR
• 2022-06-03 Sold (MLS) $70,000 YAR
• 2022-05-11 Listed $70,000 YAR