5707 E 32 St #679 · Yuma, AZ 85365

$115,000

2 bd · 1.0 ba · 404 sqft · Manufactured public records · 43 Days on market

Built 1993 2,400 sqft lot Est $137k · 16% under $273/mo HOA · 21% of rent

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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 +15.0/30.0
• ARV discount +14.6/15.0
• 1% rule +6.1/10.0
• DSCR +4.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity with this 2-bedroom park model backing up to a peaceful date tree farm, offering added privacy and a serene outdoor setting. Bring your vision and make this space your own. Seller may consider carrying the note, adding flexibility for the right buyer. Located in the premier Country Roads RV Village, where, yes, you own the land! Monthly HOA includes security, water, sewer, trash service, and Spectrum cable/app and Wi Fi, making this an ideal option for seasonal or full-time living.

Key facts

• Own the land
• 2,400 sq ft lot
• Built 1993

Tags

• OWN THE LAND
• MONTHLY HOA INCLUDES SECURITY
• MONTHLY HOA INCLUDES WATER
• MONTHLY HOA INCLUDES SEWER
• MONTHLY HOA INCLUDES WI FI

Property features AI

Finance

• Other: Approximate lot area 2,400 square feet
• HOA & community: Homeowners association present; Association fee of $273.60

Exterior

• Parking: Open parking available
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Manufactured home (mobile/manufactured); Residential property; Located in the Country Roads subdivision; Senior community; Gated community with curbs and sidewalks
• Exterior features: Paved road access; Shed(s)

Interior

• Kitchen: Refrigerator; Microwave; Electric range
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating provided; Cooling provided
• Interior features: Bay windows; Window blinds; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $36 ($430/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: crime C-, employment D, commute 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.
• Zoned schools: Gila Ridge High School (math 13% / reading 17%, grade F, #263 of 381 statewide, top 70%, 2,309 students, 55% FRL).
• Market conditions: Rents soft (-0.4%/yr); 468 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 $795 of loan paydown is wiped out by about $3k 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 43 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $51k; list at $115k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.11% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $136,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5707 E 32 St #263	0.22mi	2/1.5	408 (+1%)	3mo	$50,000	$123	84
5707 E 32 St #468	0.10mi	1/1.0 (-1)	385 (-5%)	4mo	$175,000	$455	80
5707 E 32 St #355	0.17mi	1/1.0 (-1)	385 (-5%)	1mo	$160,000	$416	79
5707 E 32 St #845	0.21mi	1/1.5 (-1)	408 (+1%)	4mo	$137,000	$336	78
5707 E 32 St #1026	0.29mi	1/1.0 (-1)	408 (+1%)	2mo	$125,000	$306	78
5707 E 32 St #1000	0.28mi	1/1.0 (-1)	413 (+2%)	1mo	$99,900	$242	77
5707 E 32 St #803	0.30mi	2/1.0	387 (-4%)	2mo	$147,000	$380	77
5707 E 32 St #238	0.33mi	1/1.0 (-1)	408 (+1%)	2mo	$80,000	$196	76
5707 E 32 St #1105	0.37mi	1/1.0 (-1)	396 (-2%)	3mo	$115,000	$290	71
5707 E 32 St #1012	0.19mi	1/1.0 (-1)	374 (-7%)	3mo	$135,000	$361	71
5707 E 32 St #841	0.24mi	1/1.0 (-1)	378 (-6%)	3mo	$133,000	$352	70
5707 E 32 St #1258	0.40mi	1/1.0 (-1)	456 (+13%)	4mo	$154,000	$338	52

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: -18.2%
• Equity multiple: 0.38×
• Total profit: $-19,950
• Equity at exit: $17,147

10-year hold

• IRR: -19.9%
• Equity multiple: 0.12×
• Total profit: $-28,318
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$45 /mo · $534/yr
• Insurance: −$48
• HOA: −$273
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $36

Break-even live

Break-even rent $1,226

Max offer price $115,000

Occupancy floor 92%

Sensitivity live

Price	-10% $101	-5% $68	+0% $36	+5% $3	+10% $-29
Rent	-10% $-65	-5% $-14	+0% $36	+5% $86	+10% $136
Rate	-1.0pp $94	-0.5pp $65	base $36	+0.5pp $6	+1.0pp $-24

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $273 · $3,276/yr
• Likely covers: watersewertrashcablesecurity

Listing history 19 events

1. 2026-06-21
   days on market $115,000 Active 43 DOM
2. 2026-06-19
   days on market $115,000 Active 41 DOM
3. 2026-06-18
   days on market $115,000 Active 40 DOM
4. 2026-06-17
   days on market $115,000 Active 39 DOM
5. 2026-06-16
   days on market $115,000 Active 38 DOM
6. 2026-06-15
   days on market $115,000 Active 37 DOM
7. 2026-06-14
   days on market $115,000 Active 35 DOM
8. 2026-06-13
   days on market $115,000 Active 34 DOM
9. 2026-06-10
   days on market $115,000 Active 32 DOM
10. 2026-06-09
    days on market $115,000 Active 31 DOM
11. 2026-06-08
    days on market $115,000 Active 30 DOM
12. 2026-06-07
    days on market $115,000 Active 29 DOM
13. 2026-06-05
    days on market $115,000 Active 26 DOM
14. 2026-06-02
    days on market $115,000 Active 24 DOM
15. 2026-06-01
    days on market $115,000 Active 23 DOM
16. 2026-05-31
    days on market $115,000 Active 22 DOM
17. 2026-05-30
    days on market $115,000 Active 21 DOM
18. 2026-05-09
    listed $115,000 Active
19. 1997-03-19
    soldstatus $51,000

ⓘ 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: $534 · $45/mo
• Projected year-2 tax: $759 · $63/mo
• Expected delta: +$225/yr (+$19/mo · 42.1%)

ⓘ 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 6 d/yr ≥114°F today · 16 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: $15,256
• − Mortgage interest: −$6,442
• − Property taxes: −$534
• − Insurance: −$575
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − HOA: −$3,276
• − Depreciation: −$3,345
• Taxable loss: −$1,357
• Est. tax savings @ 24.0%: +$326
• After-tax cash flow: $756/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

+125.5% since first listed

2 events — show timeline

• 2026-05-09 Listed $115,000 YAR
• 1997-03-19 Sold (Public Records) $51,000 Public Records

Property tax history

-3.8%/yr

Latest (2025): $534 · +3.1% YoY. Source: county tax records.