917 W Havasu Cir · Yuma, AZ 85365

$179,800

3 bd · 2.0 ba · 1,721 sqft · Manufactured public records · 319 Days on market

Built 1987 8,429 sqft lot Est $174k · at est.

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• ARV discount +6.0/15.0
• 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 MLS

GREAT PROPERTY IN AN EXCELLENT 55+ NEIGHBORHOOD. WELCOME TO YUMA'S DESERT LAKES. THIS GORGEOUS HOME FEATURES VAULTED CEILINGS, NEW CARPET, A BONUS ROOM WHICH COULD EASILY BE A THIRD BEDROOM, PLENTY OF COVERED PARKING AND SHADE. LET'S NOT FORGET THE COMMUNITY POOL AND CLUBHOUSE!

Key facts

• Walking distance
• Double lot
• Room for gardening

Tags

• DESERT HILLS GOLF COURSE
• WALKING DISTANCE
• DOUBLE LOT
• ROOM FOR ENTERTAINING
• ROOM FOR GARDENING

Property features AI

Finance

• HOA & community: Senior community

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; Attached carport
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story manufactured home; Located in the Desert Lakes subdivision; Paved road access; Senior community
• Construction: Manufactured home construction
• Exterior features: Covered patio; Shed(s); Curbs

Interior

• Kitchen: Disposal; Refrigerator; Microwave; Dishwasher; Cooktop; Oven
• Bedrooms: Manufactured home bedrooms (details on room levels not provided)
• Flooring: Tile flooring; Carpet
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Heating; Cooling
• Interior features: Double-pane windows with blinds and drapes; Smoke detectors
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 6 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 36% 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 319 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $158,224 (12.0% below list)

Questions for the listing agent

1. It's been on market 319 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.17% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.53%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $173,821
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3671 S 9 Ave	0.22mi	3/2.0	1,666 (-3%)	2mo	$219,000	$131	83
3717 S 8 Ave	0.16mi	3/2.0	1,780 (+3%)	6mo	$243,900	$137	82
914 W Lakeside Cir	0.12mi	3/2.0	1,638 (-5%)	20mo	$207,500	$127	69
3689 S Pitahaya Dr	0.41mi	2/2.0 (-1)	1,608 (-7%)	1mo	$107,000	$67	64
3733 S Parkview Cir	0.11mi	2/2.0 (-1)	1,534 (-11%)	18mo	$179,000	$117	57
689 W Ocotillo Ln	0.27mi	2/2.0 (-1)	1,464 (-15%)	5mo	$138,000	$94	54
3619 S Pitahaya Dr	0.44mi	3/2.0	1,536 (-11%)	13mo	$155,000	$101	51
3692 S Senita Dr	0.36mi	2/2.5 (-1)	1,464 (-15%)	1mo	$110,000	$75	50
585 W Ocotillo Ln	0.32mi	2/2.0 (-1)	1,464 (-15%)	13mo	$138,500	$95	45
3611 S Cereus Dr	0.36mi	2/2.0 (-1)	1,488 (-14%)	18mo	$208,000	$140	41
3480 S Hermosa Rd	0.63mi	2/2.0 (-1)	1,512 (-12%)	14mo	$145,000	$96	33

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: 1.02×
• Total profit: $790
• Equity at exit: $26,809

10-year hold

• IRR: 7.0%
• Equity multiple: 1.46×
• Total profit: $23,161
• Equity at exit: $15,546

Cash invested: $50,344 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,105 high
• Mortgage (P&I): −$943
• Tax from tax record: −$78 /mo · $931/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $568

Break-even live

Break-even rent $1,387

Max offer price $179,800

Occupancy floor 68%

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: $44,950
• Closing costs: $5,394
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3539 S Cholla Dr Yuma, AZ	3.0	2.0	1973	$2,150	$1.09	13d	1	0.38mi
3533 S Cholla Dr Yuma, AZ	2.0	2.0	1814	$2,495	$1.38	21d	1	0.39mi
1169 W 34th St Yuma, AZ	3.0	1.5	1430	$1,750	$1.22	13d	1	0.48mi
1900 W 30th St Yuma, AZ	2.0–3.0	2.0	1024	$1,136	$1.11	13d	1	1.29mi
1778 W 28th St Yuma, AZ	3.0	2.0	1200	$3,300	$2.75	13d	1	1.40mi
143 W 27th Pl Yuma, AZ	3.0	2.0	1277	$1,500	$1.17	21d	1	1.48mi

Listing history 45 events

1. 2026-06-19
   days on market $179,800 Active 319 DOM
2. 2026-06-18
   days on market $179,800 Active 318 DOM
3. 2026-06-17
   days on market $179,800 Active 317 DOM
4. 2026-06-16
   days on market $179,800 Active 316 DOM
5. 2026-06-15
   days on market $179,800 Active 315 DOM
6. 2026-06-14
   days on market $179,800 Active 313 DOM
7. 2026-06-13
   days on market $179,800 Active 312 DOM
8. 2026-06-10
   days on market $179,800 Active 310 DOM
9. 2026-06-09
   days on market $179,800 Active 309 DOM
10. 2026-06-08
    days on market $179,800 Active 308 DOM
11. 2026-06-07
    days on market $179,800 Active 307 DOM
12. 2026-06-05
    days on market $179,800 Active 304 DOM
13. 2026-06-02
    days on market $179,800 Active 302 DOM
14. 2026-06-01
    pricedays on market $179,800 Active 301 DOM
15. 2026-05-31
    days on market $179,900 Active 300 DOM
16. 2026-05-30
    days on market $179,900 Active 299 DOM
17. 2026-01-02
    status Active
18. 2025-12-23
    status Pending
19. 2025-11-22
    price $179,900
20. 2025-08-23
    price $185,000
21. 2025-07-24
    listed $195,000 Active
22. 2023-01-31
    soldstatus $155,000 Closed 278-char remark

    Show marketing remark (278 chars)

    GREAT PROPERTY IN AN EXCELLENT 55+ NEIGHBORHOOD. WELCOME TO YUMA'S DESERT LAKES. THIS GORGEOUS HOME FEATURES VAULTED CEILINGS, NEW CARPET, A BONUS ROOM WHICH COULD EASILY BE A THIRD BEDROOM, PLENTY OF COVERED PARKING AND SHADE. LET'S NOT FORGET THE COMMUNITY POOL AND CLUBHOUSE!

23. 2023-01-31
    soldstatus $155,000

    Show marketing remark (278 chars)

    GREAT PROPERTY IN AN EXCELLENT 55+ NEIGHBORHOOD. WELCOME TO YUMA'S DESERT LAKES. THIS GORGEOUS HOME FEATURES VAULTED CEILINGS, NEW CARPET, A BONUS ROOM WHICH COULD EASILY BE A THIRD BEDROOM, PLENTY OF COVERED PARKING AND SHADE. LET'S NOT FORGET THE COMMUNITY POOL AND CLUBHOUSE!

24. 2023-01-16
    status Pending 278-char remark

    Show marketing remark (278 chars)

    GREAT PROPERTY IN AN EXCELLENT 55+ NEIGHBORHOOD. WELCOME TO YUMA'S DESERT LAKES. THIS GORGEOUS HOME FEATURES VAULTED CEILINGS, NEW CARPET, A BONUS ROOM WHICH COULD EASILY BE A THIRD BEDROOM, PLENTY OF COVERED PARKING AND SHADE. LET'S NOT FORGET THE COMMUNITY POOL AND CLUBHOUSE!

25. 2023-01-04
    listed $149,950 Active 278-char remark

    Show marketing remark (278 chars)

    GREAT PROPERTY IN AN EXCELLENT 55+ NEIGHBORHOOD. WELCOME TO YUMA'S DESERT LAKES. THIS GORGEOUS HOME FEATURES VAULTED CEILINGS, NEW CARPET, A BONUS ROOM WHICH COULD EASILY BE A THIRD BEDROOM, PLENTY OF COVERED PARKING AND SHADE. LET'S NOT FORGET THE COMMUNITY POOL AND CLUBHOUSE!

26. 2022-12-30
    price $165,000
27. 2022-12-19
    price $157,500
28. 2022-12-12
    price $159,500
29. 2022-12-07
    price $159,900
30. 2022-11-29
    listed $159,999 Active
31. 2022-11-21
    price $159,900
32. 2022-11-17
    price $169,500
33. 2022-11-10
    price $169,750
34. 2022-11-07
    price $169,900
35. 2022-11-03
    price $179,500
36. 2022-11-01
    price $179,900
37. 2022-10-28
    price $179,950
38. 2022-10-25
    price $184,500
39. 2022-10-18
    listed $185,000 Active
40. 2005-07-12
    soldstatus $125,000
41. 2004-02-20
    soldstatus $99,000
42. 2000-12-21
    soldstatus $101,000
43. 1999-10-27
    soldstatus $95,000
44. 1989-11-07
    soldstatus $65,000
45. 1989-10-01
    soldstatus $65,000

ⓘ 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: $931 · $78/mo
• Projected year-2 tax: $1,187 · $99/mo
• Expected delta: +$256/yr (+$21/mo · 27.5%)

ⓘ 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: $25,261
• − Mortgage interest: −$10,072
• − Property taxes: −$931
• − Insurance: −$899
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$5,231
• Taxable income: $4,087
• Est. tax owed @ 24.0%: −$981
• After-tax cash flow: $5,831/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

+176.8% since first listed

29 events — show timeline

• 2026-01-02 Relisted — YAR
• 2025-12-23 Pending — YAR
• 2025-11-22 Price Changed $179,900 YAR
• 2025-08-23 Price Changed $185,000 YAR
• 2025-07-24 Listed $195,000 YAR
• 2023-01-31 Sold (Public Records) $155,000 Public Records
• 2023-01-31 Sold (MLS) $155,000 YAR
• 2023-01-16 Pending — YAR
• 2023-01-04 Listed $149,950 YAR
• 2022-12-30 Price Changed $165,000 YAR
• 2022-12-19 Price Changed $157,500 YAR
• 2022-12-12 Price Changed $159,500 YAR
• 2022-12-07 Price Changed $159,900 YAR
• 2022-11-29 Listed $159,999 YAR
• 2022-11-21 Price Changed $159,900 YAR
• 2022-11-17 Price Changed $169,500 YAR
• 2022-11-10 Price Changed $169,750 YAR
• 2022-11-07 Price Changed $169,900 YAR
• 2022-11-03 Price Changed $179,500 YAR
• 2022-11-01 Price Changed $179,900 YAR
• 2022-10-28 Price Changed $179,950 YAR
• 2022-10-25 Price Changed $184,500 YAR
• 2022-10-18 Listed $185,000 YAR
• 2005-07-12 Sold (Public Records) $125,000 Public Records
• 2004-02-20 Sold (Public Records) $99,000 Public Records
• 2000-12-21 Sold (Public Records) $101,000 Public Records
• 1999-10-27 Sold (Public Records) $95,000 Public Records
• 1989-11-07 Sold (Public Records) $65,000 Public Records
• 1989-10-01 Sold (Public Records) $65,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $931 · +3.6% YoY. Source: county tax records.