402 W Rainbow Ln · Yuma, AZ 85365

$179,000

3 bd · 1.0 ba · 1,560 sqft · Manufactured public records · 22 Days on market

Built 1974 5,120 sqft lot Est $158k · 14% over

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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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +6.5/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +1.4/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

All FURNITURE STAYS. Great double wide mobile in Saguaro Est in55+ community. This home is turnkey ready. Home features 2 bedrooms, 2 baths and a windowed AZ room. The kitchen has plenty of bright light for your cooking delights. Solid surface countertops, plenty of storage space and reverse osmosis. Wood flooring on heavy traffic areas and room have carpet. The main room has a big closet with plenty of space and the bathroom has a separate and shower. Relax in the big, windowed AZ room and tile flooring with so much natural light or sit outside in the front patio and drink your morning coffee. Very low HOA of $62.50 monthly. HOA cover the use of the heated pool, club house, and irrigation. Make this one yours today.

Key facts

• New flooring
• New dishwasher
• 5,120 sq ft lot

Tags

• REMODELED DOUBLE-WIDE HOME
• SPACIOUS ARIZONA ROOM
• NEW MINI SPLIT SYSTEM
• NEW FLOORING
• REMODELED INTERIOR TOUCHES
• NEW DISHWASHER

Property features AI

Finance

• HOA & community: Located in a senior community

Exterior

• Parking: Attached carport (1 covered space); Total 1 parking space; Has attached garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property
• Exterior features: Covered patio; Sliding doors; Shed(s); TV antenna; Paved road access

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Water purifier
• Flooring: Laminate flooring; Other flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Heating; Cooling
• Interior features: Skylights; Double-pane windows; Low-E windows; Blinds; Disposal; Refrigerator; Microwave; Dishwasher; Electric range; Water purifier

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $176k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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); 472 active listings in the ZIP; 7 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 ($70k/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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,315 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.92%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $157,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3689 S Pitahaya Dr	0.08mi	2/2.0 (-1)	1,608 (+3%)	1mo	$107,000	$67	81
3619 S Pitahaya Dr	0.03mi	3/2.0	1,536 (-2%)	13mo	$155,000	$101	81
3692 S Senita Dr	0.11mi	2/2.5 (-1)	1,464 (-6%)	1mo	$110,000	$75	73
3464 S Don Carlos Rd	0.31mi	2/2.0 (-1)	1,536 (-2%)	3mo	$155,000	$101	72
3671 S 9 Ave	0.30mi	3/2.0	1,666 (+7%)	2mo	$219,000	$131	69
689 W Ocotillo Ln	0.19mi	2/2.0 (-1)	1,464 (-6%)	5mo	$138,000	$94	68
585 W Ocotillo Ln	0.15mi	2/2.0 (-1)	1,464 (-6%)	13mo	$138,500	$95	63
3570 S Canyon Ave	0.24mi	2/2.0 (-1)	1,440 (-8%)	6mo	$139,000	$97	62
3592 S Jasper Ave	0.09mi	2/2.0 (-1)	1,392 (-11%)	9mo	$105,000	$75	62
3717 S 8 Ave	0.30mi	3/2.0	1,780 (+14%)	6mo	$243,900	$137	54
3698 S Yucca Dr	0.24mi	3/2.0	1,344 (-14%)	13mo	$140,000	$104	51
925 W Desert View Ln	0.49mi	2/2.0 (-1)	1,392 (-11%)	7mo	$176,500	$127	44

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-701
• Equity at exit: $26,689

10-year hold

• IRR: 6.2%
• Equity multiple: 1.40×
• Total profit: $20,164
• Equity at exit: $15,477

Cash invested: $50,120 (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: 472
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,051 high
• Mortgage (P&I): −$939
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $540

Break-even live

Break-even rent $1,368

Max offer price $179,000

Occupancy floor 69%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3533 S Cholla Dr Yuma, AZ	2.0	2.0	1814	$2,495	$1.38	21d	1	0.37mi
3539 S Cholla Dr Yuma, AZ	3.0	2.0	1973	$2,150	$1.09	13d	1	0.37mi
1169 W 34th St Yuma, AZ	3.0	1.5	1430	$1,750	$1.22	13d	1	0.49mi
143 W 27th Pl Yuma, AZ	3.0	2.0	1277	$1,500	$1.17	21d	1	1.11mi
2668 S Madison Ave Yuma, AZ	4.0	2.0	1356	$1,600	$1.18	13d	1	1.23mi
1900 W 30th St Yuma, AZ	2.0–3.0	2.0	1024	$1,136	$1.11	13d	1	1.31mi
1778 W 28th St Yuma, AZ	3.0	2.0	1200	$3,300	$2.75	13d	1	1.35mi

Listing history 25 events

1. 2026-06-19
   days on market $179,000 Active 22 DOM
2. 2026-06-18
   days on market $179,000 Active 21 DOM
3. 2026-06-17
   days on market $179,000 Active 20 DOM
4. 2026-06-16
   days on market $179,000 Active 19 DOM
5. 2026-06-15
   days on market $179,000 Active 18 DOM
6. 2026-06-14
   days on market $179,000 Active 16 DOM
7. 2026-06-13
   days on market $179,000 Active 15 DOM
8. 2026-06-10
   days on market $179,000 Active 13 DOM
9. 2026-06-09
   days on market $179,000 Active 12 DOM
10. 2026-06-08
    days on market $179,000 Active 11 DOM
11. 2026-06-07
    days on market $179,000 Active 10 DOM
12. 2026-06-05
    days on market $179,000 Active 7 DOM
13. 2026-06-02
    days on market $179,000 Active 5 DOM
14. 2026-06-01
    days on market $179,000 Active 4 DOM
15. 2026-05-31
    days on market $179,000 Active 3 DOM
16. 2026-05-30
    days on market $179,000 Active 2 DOM
17. 2026-05-28
    listed $179,000 Active
18. 2025-02-25
    soldstatus $168,000 Closed 726-char remark

    Show marketing remark (726 chars)

    All FURNITURE STAYS. Great double wide mobile in Saguaro Est in55+ community. This home is turnkey ready. Home features 2 bedrooms, 2 baths and a windowed AZ room. The kitchen has plenty of bright light for your cooking delights. Solid surface countertops, plenty of storage space and reverse osmosis. Wood flooring on heavy traffic areas and room have carpet. The main room has a big closet with plenty of space and the bathroom has a separate and shower. Relax in the big, windowed AZ room and tile flooring with so much natural light or sit outside in the front patio and drink your morning coffee. Very low HOA of $62.50 monthly. HOA cover the use of the heated pool, club house, and irrigation. Make this one yours today.

19. 2025-02-25
    soldstatus $168,000

    Show marketing remark (726 chars)

    All FURNITURE STAYS. Great double wide mobile in Saguaro Est in55+ community. This home is turnkey ready. Home features 2 bedrooms, 2 baths and a windowed AZ room. The kitchen has plenty of bright light for your cooking delights. Solid surface countertops, plenty of storage space and reverse osmosis. Wood flooring on heavy traffic areas and room have carpet. The main room has a big closet with plenty of space and the bathroom has a separate and shower. Relax in the big, windowed AZ room and tile flooring with so much natural light or sit outside in the front patio and drink your morning coffee. Very low HOA of $62.50 monthly. HOA cover the use of the heated pool, club house, and irrigation. Make this one yours today.

20. 2025-02-11
    status Pending 726-char remark

    Show marketing remark (726 chars)

    All FURNITURE STAYS. Great double wide mobile in Saguaro Est in55+ community. This home is turnkey ready. Home features 2 bedrooms, 2 baths and a windowed AZ room. The kitchen has plenty of bright light for your cooking delights. Solid surface countertops, plenty of storage space and reverse osmosis. Wood flooring on heavy traffic areas and room have carpet. The main room has a big closet with plenty of space and the bathroom has a separate and shower. Relax in the big, windowed AZ room and tile flooring with so much natural light or sit outside in the front patio and drink your morning coffee. Very low HOA of $62.50 monthly. HOA cover the use of the heated pool, club house, and irrigation. Make this one yours today.

21. 2025-02-04
    listed $180,000 Active 726-char remark

    Show marketing remark (726 chars)

    All FURNITURE STAYS. Great double wide mobile in Saguaro Est in55+ community. This home is turnkey ready. Home features 2 bedrooms, 2 baths and a windowed AZ room. The kitchen has plenty of bright light for your cooking delights. Solid surface countertops, plenty of storage space and reverse osmosis. Wood flooring on heavy traffic areas and room have carpet. The main room has a big closet with plenty of space and the bathroom has a separate and shower. Relax in the big, windowed AZ room and tile flooring with so much natural light or sit outside in the front patio and drink your morning coffee. Very low HOA of $62.50 monthly. HOA cover the use of the heated pool, club house, and irrigation. Make this one yours today.

22. 2022-04-25
    soldstatus $135,000
23. 2022-04-22
    soldstatus $135,000 541-char remark

    Show marketing remark (541 chars)

    Beautifully decorated & updated doublewide mobile in Saguaro 55+ park! 2 bdrms 2 baths, spacious home with 1632 sq. ft. including living room, formal dining, family & AZ room! Fully furnished with everything you will need! Upgraded home done nicely with faux painted walls, newer flooring & light fixtures, built in hutch, big bedrooms, garden tub in master & w/ in shower! Covered patio, covered parking, workshop/storage, fruit trees & more! HOA is 50.00 per month with pool access! This is a gem so call now!

24. 2021-12-15
    listed $150,000 541-char remark

    Show marketing remark (541 chars)

    Beautifully decorated & updated doublewide mobile in Saguaro 55+ park! 2 bdrms 2 baths, spacious home with 1632 sq. ft. including living room, formal dining, family & AZ room! Fully furnished with everything you will need! Upgraded home done nicely with faux painted walls, newer flooring & light fixtures, built in hutch, big bedrooms, garden tub in master & w/ in shower! Covered patio, covered parking, workshop/storage, fruit trees & more! HOA is 50.00 per month with pool access! This is a gem so call now!

25. 2005-04-20
    soldstatus $75,000

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $1,181 · $98/mo
• Expected delta: +$373/yr (+$31/mo · 46.1%)

ⓘ 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 ≥113°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,615
• − Mortgage interest: −$10,027
• − Property taxes: −$808
• − Insurance: −$895
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$5,207
• Taxable income: $3,739
• Est. tax owed @ 24.0%: −$897
• After-tax cash flow: $5,580/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

+138.7% since first listed

9 events — show timeline

• 2026-05-28 Listed $179,000 YAR
• 2025-02-25 Sold (Public Records) $168,000 Public Records
• 2025-02-25 Sold (MLS) $168,000 YAR
• 2025-02-11 Pending — YAR
• 2025-02-04 Listed $180,000 YAR
• 2022-04-25 Sold (Public Records) $135,000 Public Records
• 2022-04-22 Sold (MLS) $135,000 YAR
• 2021-12-15 Listed $150,000 YAR
• 2005-04-20 Sold (Public Records) $75,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $808 · +3.4% YoY. Source: county tax records.