3760 W 5th St · Avenue B and C, AZ 85364

$28,000

1 bd · 1.0 ba · 988 sqft · Manufactured public records · 40 Days on market

Built 1964

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

3760 W 5TH ST LOT 18 Yuma, Az 1 Bedroom/ 1 Bathroom Manufactured Home Must be approved by Landlord before move-in Year: 1964 Size: 12 x 54 Recently Renovated Exterior Dual pane windows Wood siding New coat of paint Fully fenced 2 vehicle carport Large shed with power Interior Flooring- laminate & amp; vinyl Drywall- smooth finish Formica counter tops Stainless steel kitchen sink Vinyl window shades Modern light fixtures 2 ton and 1 ton mini split heating & amp; cooling Appliances included Not for Rent Not furnished Electricity through APS Clean Title Lot Space $375 monthly- water and trash included All ages Mobile Home Park

Key facts

• Fully fenced
• 2 vehicle carport
• Wood siding

Tags

• RECENTLY RENOVATED
• DUAL PANE WINDOWS
• WOOD SIDING
• FULLY FENCED
• 2 VEHICLE CARPORT
• LARGE SHED WITH POWER

Property features AI

Finance

• Other: No additional financial or community details provided
• Financial info: Financial details not provided
• HOA & community: HOA details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Utility details not provided
• Home design: Built in 1964
• Construction: 648 square feet living area
• Exterior features: Located in the Hume subdivision

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedroom count not provided
• Flooring: Flooring details not provided
• Bathrooms: Bathroom count not provided
• Heating & cooling: Heating and cooling details not provided
• Interior features: No interior details provided
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $28k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $27k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#329 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Crane Elementary District (4501) (urban): math 21% / reading 30% proficiency, ranked #134 of 249 in AZ (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 264 active listings in the ZIP; 4 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 $194 of loan paydown is wiped out by about $840 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($27k) 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 $27,160 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1964 — 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. 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: 3.65% ✓
• Cap rate: 32.57%
• Cash-on-cash: 93.86%
• DSCR: 5.18
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.04% rent growth · sell at horizon

5-year hold

• IRR: 93.6%
• Equity multiple: 5.28×
• Total profit: $33,558
• Equity at exit: $4,175

10-year hold

• IRR: 96.2%
• Equity multiple: 10.65×
• Total profit: $75,644
• Equity at exit: $2,421

Cash invested: $7,840 (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 85364

• Rents YoY: 2.0%
• Active inventory: 264
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,021 medium
• Mortgage (P&I): −$147
• Tax est. 1.5%: −$35 /mo · $420/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $613

Break-even live

Break-even rent $245

Max offer price $28,000

Occupancy floor 35%

Sensitivity live

Price	-10% $633	-5% $623	+0% $613	+5% $604	+10% $594
Rent	-10% $533	-5% $573	+0% $613	+5% $654	+10% $694
Rate	-1.0pp $627	-0.5pp $620	base $613	+0.5pp $606	+1.0pp $599

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 South Avenue C Apt C Yuma, AZ	2.0	1.5	900	$1,100	$1.22	14d	1	0.80mi
145 S Avenue B Yuma, AZ	1.0–2.0	1.0	650	$695	$1.07	14d	3	1.00mi
136 N 21st Ave Apt 4 Yuma, AZ	2.0	1.0	746	$1,100	$1.47	44d	1	1.27mi
1334 S Avenue B Yuma, AZ	1.0–2.0	1.5–2.0	888	$1,175	$1.32	14d	24	1.32mi

Listing history 25 events

1. 2026-06-21
   days on market $28,000 Active 40 DOM
2. 2026-06-19
   days on market $28,000 Active 38 DOM
3. 2026-06-18
   days on market $28,000 Active 37 DOM
4. 2026-06-17
   days on market $28,000 Active 36 DOM
5. 2026-06-16
   days on market $28,000 Active 35 DOM
6. 2026-06-15
   days on market $28,000 Active 34 DOM
7. 2026-06-14
   days on market $28,000 Active 32 DOM
8. 2026-06-13
   days on market $28,000 Active 31 DOM
9. 2026-06-10
   days on market $28,000 Active 29 DOM
10. 2026-06-09
    days on market $28,000 Active 28 DOM
11. 2026-06-08
    days on market $28,000 Active 27 DOM
12. 2026-06-07
    days on market $28,000 Active 26 DOM
13. 2026-06-05
    days on market $28,000 Active 23 DOM
14. 2026-06-02
    days on market $28,000 Active 21 DOM
15. 2026-06-01
    days on market $28,000 Active 20 DOM
16. 2026-05-31
    days on market $28,000 Active 19 DOM
17. 2026-05-30
    days on market $28,000 Active 18 DOM
18. 2026-05-13
    price $28,000
19. 2026-05-12
    listed $40,000 Active
20. 2021-12-03
    soldstatus $740,000
21. 2012-11-02
    soldstatus $720,000
22. 2009-06-01
    soldstatus $675,000
23. 2000-11-03
    soldstatus $245,000
24. 2000-08-31
    soldstatus $183,126
25. 1990-05-16
    soldstatus $133,000

ⓘ 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 (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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,254
• − Mortgage interest: −$1,568
• − Property taxes: −$420
• − Insurance: −$140
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$815
• Taxable income: $7,351
• Est. tax owed @ 24.0%: −$1,764
• After-tax cash flow: $5,595/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: Crane Elementary District (4501)
• NCES district ID: 0402400
• Math proficiency: 21% ▼ -17.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $49,115
• Composite: 22.36/100
• National rank: #8122
• State rank: #134 of 249 in AZ

Livability — Avenue B and C

• Score: 50/100
• State rank: #329
• US rank: #25658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avenue B and C, AZ
• County: Yuma County · 149,809 people
• Metro: Yuma, AZ
• Population (ZIP): 72,960
• Household income: $57,874
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 2195.0

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: Predominantly Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 29% White 24% Asian 2% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Portuguese 1% Lithuanian 1% Romanian 1%
• Foreign-born: 22% · Canada
• Languages at home: 48% English-only · Spanish 50% Tagalog/Filipino 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: ▼ -197.00%
• Current HPI: 220.8058
• Rent YoY: ▲ 2.04%
• 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

-78.9% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $28,000 FSBO.com
• 2026-05-12 Listed $40,000 FSBO.com
• 2021-12-03 Sold (Public Records) $740,000 Public Records
• 2012-11-02 Sold (Public Records) $720,000 Public Records
• 2009-06-01 Sold (Public Records) $675,000 Public Records
• 2000-11-03 Sold (Public Records) $245,000 Public Records
• 2000-08-31 Sold (Public Records) $183,126 Public Records
• 1990-05-16 Sold (Public Records) $133,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,589 · +2.4% YoY. Source: county tax records.