9319 Victoria Cir · Tacna, AZ 85352

$109,000

2 bd · 2.0 ba · 1,128 sqft · Manufactured public records · 55 Days on market

Built 1971 5,841 sqft lot

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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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Just remodeled! This manufactured home was transformed into a sophisticated, open-concept, and light-filled space perfect for a peaceful lifestyle. It features custom solar screens on the south and west windows and new R-19 crawl space insulation for power efficiency. It has new metal roof, new electrical pedestal, new water filtration and reverse osmosis, new automatic garden watering system, and a new almost everything. Two bedrooms, One bathroom with a tub and one bathroom with a shower. Laundry room. Open concept layout living room, dining room and kitchen with an island. Water, power and propane gas available. Will sell: CASH or owner will carry/seller financing.

Key facts

• Custom solar screens
• New roof
• Open concept layout

Tags

• CUSTOM SOLAR SCREENS
• NEW ROOF
• OPEN CONCEPT LAYOUT

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public water; Septic tank
• Home design: Manufactured home (mobile home/manufactured); Residential property
• Exterior features: Lot in Citrus Park subdivision

Interior

• Kitchen: Refrigerator; Gas Range
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Heating; Cooling
• Interior features: Double pane windows; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#277 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Mohawk Valley Elementary District (4503) (rural): math 40% / reading 40% proficiency, ranked #211 of 501 in AZ (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 32 active listings in the ZIP; 1,399 units permitted in Yuma County in 2024 (180 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($754 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $109k implies a 990% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.75×
• Total profit: $22,796
• Equity at exit: $49,011

10-year hold

• IRR: 15.0%
• Equity multiple: 3.22×
• Total profit: $67,671
• Equity at exit: $75,532

Cash invested: $30,520 (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 85352

• Active inventory: 32
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $151

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 82%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $109,000 Active 55 DOM
2. 2026-06-18
   days on market $109,000 Active 54 DOM
3. 2026-06-17
   days on market $109,000 Active 53 DOM
4. 2026-06-16
   days on market $109,000 Active 52 DOM
5. 2026-06-15
   days on market $109,000 Active 51 DOM
6. 2026-06-14
   remarks 676-char remark
7. 2026-06-14
   days on market $109,000 Active 49 DOM
8. 2026-06-13
   days on market $109,000 Active 48 DOM
9. 2026-06-10
   days on market $109,000 Active 46 DOM
10. 2026-06-09
    days on market $109,000 Active 45 DOM
11. 2026-06-08
    days on market $109,000 Active 44 DOM
12. 2026-06-07
    days on market $109,000 Active 43 DOM
13. 2026-06-05
    days on market $109,000 Active 40 DOM
14. 2026-06-03
    days on market $109,000 Active 39 DOM
15. 2026-06-02
    days on market $109,000 Active 38 DOM
16. 2026-06-01
    days on market $109,000 Active 37 DOM
17. 2026-05-31
    days on market $109,000 Active 36 DOM
18. 2026-05-30
    days on market $109,000 Active 35 DOM
19. 2026-04-25
    listed $109,000 Active
20. 2023-09-18
    soldstatus $10,000

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥115°F today · 18 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: $13,743
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$3,171
• Taxable income: $88
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $1,797/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: Mohawk Valley Elementary District (4503)
• NCES district ID: 0405220
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $37,007
• Composite: 35.68/100
• National rank: #9677
• State rank: #211 of 501 in AZ

Livability — Tacna

• Score: 54/100
• State rank: #277
• US rank: #23970

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 335

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 Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 48% White 31% Native American 17%
• Hispanic origin (detail): Mexican 69%
• Common ancestry: Lithuanian 7%
• Foreign-born: 10% · Canada
• Languages at home: 47% English-only · Spanish 53%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+990.0% since first listed

2 events — show timeline

• 2026-04-25 Listed $109,000 YAR
• 2023-09-18 Sold (Public Records) $10,000 Public Records

Property tax history

-10.9%/yr

Latest (2025): $34 · +10.2% YoY. Source: county tax records.