5568 E 34th Pl · Yuma, AZ 85365

$207,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 141 Days on market

Built 2009 Est $205k · at est.

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Why this score? — see what drove the D- 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 +14.6/30.0
• ARV discount +7.1/15.0
• DSCR +4.5/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

55 + Gated Community with pool & amp; clubhouse for that lifestyle & amp; security your are looking for! This unique subdivision and has several options to fit everyone s needs & amp; budget. LAND OWNED, This 3 bdrm, 2 bath model home is a perfect size for most! Features an open & amp; split floor plan, built-in bookcase, utility room, walk-in closet in master & amp; a carport for parking. HOA dues only $65.00 per month, RV parking available to rent at $40.00 per month. Located between town & amp; the Foothills makes this a perfect midway point!

Key facts

• Gated community
• Open floor plan
• Clubhouse

Tags

• GATED COMMUNITY
• POOL
• CLUBHOUSE
• LAND OWNED
• OPEN FLOOR PLAN
• BUILT-IN BOOKCASE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $207k.

Deal economics

• At list price, monthly cash flow is $51 ($607/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (17.1% below list).
• Recommended offer: $172k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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); 468 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 141 days — a 12% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,635 (17.1% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $205,200
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5707 E 32 St #1216	0.34mi	2/2.0	1,080 (0%)	2mo	$265,000	$245	82
5537 E 34 Pl	0.03mi	2/2.0	1,232 (+14%)	0mo	$260,000	$211	75
5584 E 34 Pl	0.02mi	3/2.0 (+1)	1,226 (+14%)	3mo	$212,000	$173	69
5707 E 32 St #6	0.29mi	2/1.5	1,040 (-4%)	20mo	$155,000	$149	62
5159 E 33 Pl	0.43mi	2/2.0	1,056 (-2%)	19mo	$196,000	$186	60
5707 E 32 St #33	0.27mi	2/2.0	948 (-12%)	11mo	$200,000	$211	58
5169 E 33 Ln	0.40mi	2/2.0	1,188 (+10%)	10mo	$190,000	$160	56
5707 E 32 St #1162	0.33mi	2/1.5	960 (-11%)	14mo	$227,500	$237	52
5064 E 33 Ln	0.51mi	3/2.0 (+1)	1,100 (+2%)	22mo	$215,000	$195	49
3010 S Tangerine Ave	0.64mi	2/2.0	1,120 (+4%)	18mo	$205,000	$183	49
5113 E 33 Pl	0.47mi	2/2.0	972 (-10%)	15mo	$185,000	$190	49

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: -17.8%
• Equity multiple: 0.39×
• Total profit: $-35,404
• Equity at exit: $30,864

10-year hold

• IRR: -16.4%
• Equity multiple: 0.20×
• Total profit: $-46,329
• Equity at exit: $17,898

Cash invested: $57,960 (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: 468
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,716 high
• Mortgage (P&I): −$1,086
• Tax from tax record: −$134 /mo · $1,603/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $51

Break-even live

Break-even rent $1,652

Max offer price $207,000

Occupancy floor 92%

Sensitivity live

Price	-10% $168	-5% $109	+0% $51	+5% $-8	+10% $-67
Rent	-10% $-85	-5% $-17	+0% $51	+5% $118	+10% $186
Rate	-1.0pp $155	-0.5pp $103	base $51	+0.5pp $-3	+1.0pp $-58

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: $51,750
• Closing costs: $6,210
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5707 E 32nd St #965 Yuma, AZ	2.0	1.0	780	$1,850	$2.37	14d	1	0.20mi
5707 E 32nd St #40 Yuma, AZ	1.0	1.0	765	$1,200	$1.57	14d	1	0.22mi
6575 E 35th Rd Yuma, AZ	3.0	2.0	1262	$2,500	$1.98	14d	1	1.01mi
6722 E 35th St Yuma, AZ	3.0	2.0	1280	$2,200	$1.72	14d	1	1.13mi
3400 S Avenue 7 E Yuma, AZ	1.0	1.0	1000	$2,000	$2.00	14d	1	1.26mi
7061 E 36th Pl Yuma, AZ	3.0	2.0	1079	$1,600	$1.48	14d	1	1.50mi

Listing history 18 events

1. 2026-06-21
   days on market $207,000 Active 141 DOM
2. 2026-06-19
   days on market $207,000 Active 139 DOM
3. 2026-06-18
   days on market $207,000 Active 138 DOM
4. 2026-06-17
   days on market $207,000 Active 137 DOM
5. 2026-06-16
   days on market $207,000 Active 136 DOM
6. 2026-06-15
   days on market $207,000 Active 135 DOM
7. 2026-06-14
   days on market $207,000 Active 133 DOM
8. 2026-06-13
   days on market $207,000 Active 132 DOM
9. 2026-06-10
   days on market $207,000 Active 130 DOM
10. 2026-06-09
    days on market $207,000 Active 129 DOM
11. 2026-06-08
    days on market $207,000 Active 128 DOM
12. 2026-06-07
    days on market $207,000 Active 127 DOM
13. 2026-06-05
    days on market $207,000 Active 124 DOM
14. 2026-06-02
    days on market $207,000 Active 122 DOM
15. 2026-06-01
    days on market $207,000 Active 121 DOM
16. 2026-05-31
    days on market $207,000 Active 120 DOM
17. 2026-05-30
    days on market $207,000 Active 119 DOM
18. 2026-01-27
    listed $207,000 Active

ⓘ 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: $1,603 · $134/mo
• Projected year-2 tax: $1,603 · $134/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 7 d/yr ≥114°F today · 20 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: $20,596
• − Mortgage interest: −$11,595
• − Property taxes: −$1,603
• − Insurance: −$1,035
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$6,022
• Taxable loss: −$2,954
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $1,316/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

1 event — show timeline

• 2026-01-27 Listed $207,000 Fizber.com

Property tax history

+2.7%/yr

Latest (2025): $1,603 · +3.1% YoY. Source: county tax records.