11323 E 39 Pl · Fortuna Foothills, AZ 85367

$148,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 10 Days on market

Built 1987 3,604 sqft lot Est $216k · 31% under

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Why this score? — see what drove the B- 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.6/10.0
• 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

Come see this spacious 2 bedroom, , 2 bath Manufactured home on corner lot. Vaulted ceilings, ceiling fans, laminate flooring in kitchen & formal dinning room. Carpet in Living room & bedrooms. Double gates & RV parking, Storage shed. Some Furniture will convey.

Key facts

• Roomy kitchen
• Big corner lot
• Covered patio

Tags

• MASSIVE LIVING SPACES
• ROOMY KITCHEN
• INDOOR LAUNDRY ROOM
• BIG CORNER LOT
• COVERED PATIO
• DEDICATED RV PARKING

Property features AI

Finance

• HOA & community: Curbs and sidewalks in the community

Exterior

• Parking: 2 parking spaces (2 covered); Attached garage; Attached carport with 2 carport spaces; RV access/parking; Open parking
• Utilities: Septic tank
• Home design: Mobile home (residential); Located in a senior community (55+)
• Exterior features: Covered patio; Sliding doors; Workshop; Paved road

Interior

• Kitchen: Cooktop; Oven
• Flooring: Carpet; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Blinds; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $148k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Cap rate 9.8% 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); 413 active listings in the ZIP; 17 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 35% 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 $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 $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.60%
• DSCR: 1.56
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $216,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11326 E 38 St	0.22mi	2/2.0	1,438 (-0%)	1mo	$216,000	$150	89
11324 E 39 Pl	0.03mi	2/2.0	1,303 (-10%)	3mo	$260,000	$200	81
11433 E 38 Ln	0.17mi	3/3.0 (+1)	1,440 (0%)	5mo	$325,000	$226	79
11337 E 37 St	0.36mi	2/2.0	1,408 (-2%)	5mo	$242,500	$172	75
11386 S Scottsdale Dr	0.47mi	2/2.0	1,419 (-2%)	4mo	$185,000	$130	72
11279 S Phoenix Dr	0.61mi	2/2.0	1,429 (-1%)	1mo	$199,900	$140	70
11423 E 38 Ln	0.16mi	2/2.0	1,248 (-13%)	2mo	$175,000	$140	68
11425 E 34 Pl	0.61mi	3/2.0 (+1)	1,411 (-2%)	1mo	$210,000	$149	62
11367 S Mesa Dr	0.45mi	2/2.0	1,248 (-13%)	4mo	$205,000	$164	54
11337 E 34 St	0.64mi	2/2.0	1,561 (+8%)	4mo	$215,000	$138	52
11466 E 35 Pl	0.55mi	2/2.0	1,248 (-13%)	1mo	$190,000	$152	51
11465 E 34 Pl	0.62mi	2/2.0	1,235 (-14%)	3mo	$173,000	$140	45

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $6,259
• Equity at exit: $22,067

10-year hold

• IRR: 14.6%
• Equity multiple: 2.25×
• Total profit: $51,806
• Equity at exit: $12,796

Cash invested: $41,440 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,716 high
• Mortgage (P&I): −$776
• Tax from tax record: −$82 /mo · $989/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $435

Break-even live

Break-even rent $1,165

Max offer price $148,000

Occupancy floor 70%

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10638 E 38th Pl Yuma, AZ	3.0	2.0	1572	$1,650	$1.05	20d	1	0.66mi
12115 E 39th St Yuma, AZ	3.0	2.0	1666	$1,700	$1.02	13d	1	0.72mi
11381 S Kingman Ave Yuma, AZ	3.0	2.0	1247	$1,650	$1.32	13d	1	0.73mi
11367 S Kingman Ave Yuma, AZ	2.0	2.0	1200	$1,495	$1.25	13d	1	0.74mi
11623 E 33rd Way Yuma, AZ	3.0	2.0	1386	$1,795	$1.30	13d	1	0.75mi
12627 S Prescott Rd Yuma, AZ	3.0	2.0	1168	$1,500	$1.28	13d	1	0.80mi
11525 S Chaparral Dr Yuma, AZ	2.0	2.0	1102	$1,700	$1.54	13d	1	0.91mi
12255 E 37th St Yuma, AZ	2.0	2.0	967	$1,600	$1.65	13d	1	0.91mi
11649 E 33rd Pl Yuma, AZ	3.0	2.0	1300	$1,700	$1.31	13d	1	1.06mi
10768 S Monterrey Way Yuma, AZ	3.0	2.0	1653	$1,995	$1.21	20d	1	1.09mi
10164 E 39th St Yuma, AZ	3.0	2.0	1498	$1,800	$1.20	13d	1	1.20mi
10736 S Calle Raquel Yuma, AZ	3.0	2.5	1308	$1,600	$1.22	13d	1	1.28mi
10155 E 35th St Yuma, AZ	3.0	2.0	1460	$1,750	$1.20	13d	1	1.32mi
12443 E Brenda Dr Yuma, AZ	2.0	2.0	914	$1,400	$1.53	13d	1	1.36mi
10685 S Calle Raquel Yuma, AZ	3.0	2.5	1190	$2,500	$2.10	13d	1	1.36mi
10608 Avenida Canela Yuma, AZ	3.0	2.0	1580	$1,800	$1.14	13d	1	1.39mi
12408 E Calle Maria Yuma, AZ	3.0	2.0	1259	$1,800	$1.43	13d	1	1.48mi

Listing history 9 events

1. 2026-06-19
   days on market $148,000 Active 10 DOM
2. 2026-06-18
   days on market $148,000 Active 9 DOM
3. 2026-06-17
   days on market $148,000 Active 8 DOM
4. 2026-06-16
   days on market $148,000 Active 7 DOM
5. 2026-06-15
   days on market $148,000 Active 6 DOM
6. 2026-06-14
   days on market $148,000 Active 4 DOM
7. 2026-06-13
   days on market $148,000 Active 3 DOM
8. 2026-06-10
   remarks 549-char remark
9. 2026-06-10
   listed $148,000 Active 1 DOM

ⓘ 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: $989 · $82/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥114°F today · 14 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: $20,590
• − Mortgage interest: −$8,290
• − Property taxes: −$989
• − Insurance: −$740
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$4,305
• Taxable income: $2,970
• Est. tax owed @ 24.0%: −$713
• After-tax cash flow: $4,510/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

+7.6% since first listed

8 events — show timeline

• 2026-06-09 Listed $148,000 YAR
• 2023-10-12 Sold (Public Records) $160,000 Public Records
• 2023-10-12 Sold (MLS) $168,563 YAR
• 2023-08-28 Contingent — YAR
• 2023-08-18 Relisted — YAR
• 2023-08-09 Delisted — YAR
• 2023-08-03 Listed $164,900 YAR
• 2009-03-11 Sold (Public Records) $137,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $989 · +2.6% YoY. Source: county tax records.