12204 E 39 Pl · Fortuna Foothills, AZ 85367

$120,000

1 bd · 1.0 ba · 396 sqft · Manufactured public records · 67 Days on market

Built 1989 6,793 sqft lot

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

As you enter the home, you find yourself in a cozy living area Outside, you'll find the detached garage and covered carport, which provide ample parking for your vehicles. The RV access with hookups allows for easy storage of your recreational vehicles, making it convenient to hit the road and explore the beautiful foothills area. Overall, this 1bedroom 1 bath model home is perfect for those who want to enjoy the beauty of the foothills area while still having access to modern amenities and conveniences.

Key facts

• New vanity
• Newer flooring
• New shower

Tags

• FULLY ENCLOSED AZ ROOM
• UPDATED EXTERIOR PAINT
• NEWER FLOORING
• NEW VANITY
• NEW SHOWER
• NEW TOILET

Property features AI

Exterior

• Parking: 2 parking spaces total; Attached 1-car garage; Attached carport (1 covered space); Detached parking and RV access/parking
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer
• Home design: Manufactured home (mobile/manufactured); Residential property
• Exterior features: Patio with covered area; RV hookup; Workshop and shed(s); Paved road access

Interior

• Kitchen: Refrigerator; Gas range
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Has cooling
• Interior features: Blinds on windows; Smoke detector(s)
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (7.8% below list).
• Recommended offer: $111k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.2% in Fortuna Foothills — 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 60/100 on livability (#174 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, crime 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.
• Market conditions: Rents rising fast (+4.5%/yr); 413 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 $830 of loan paydown is wiped out by about $4k 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 67 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.
• Current owner paid $95k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $110,639 (7.8% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 8% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $78,012
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12156 E 39 St	0.08mi	1/1.0	396 (0%)	3mo	$120,000	$303	94
11393 S Maria Rosa Dr	0.55mi	1/1.0	396 (0%)	2mo	$51,250	$129	73
11423 S Maria Rosa Dr	0.51mi	1/1.0	398 (+0%)	4mo	$60,000	$151	72
11463 S Maria Rosa Dr	0.47mi	1/1.0	409 (+3%)	2mo	$85,000	$208	71
11409 S Clara Anita Dr	0.53mi	1/1.0	385 (-3%)	3mo	$76,000	$197	68
11281 S Clara Anita Dr #22	0.68mi	1/1.0	395 (-0%)	4mo	$70,000	$177	65
11370 S Clara Anita Dr	0.58mi	1/1.0	402 (+2%)	7mo	$99,500	$248	64
11529 S Sandra Ave	0.65mi	1/1.0	400 (+1%)	5mo	$113,500	$284	64
11341 S Maria Rosa Dr	0.62mi	1/1.0	386 (-2%)	6mo	$68,900	$178	62
11275 S Clara Anita Dr #21	0.69mi	1/1.0	391 (-1%)	5mo	$73,000	$187	62
12266 E 37 St	0.25mi	1/1.0	444 (+12%)	9mo	$161,500	$364	61
11360 S Maria Rosa Dr	0.59mi	1/1.0	420 (+6%)	4mo	$67,300	$160	59

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 · 4.46% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-8,274
• Equity at exit: $17,892

10-year hold

• IRR: 4.6%
• Equity multiple: 1.35×
• Total profit: $11,893
• Equity at exit: $10,375

Cash invested: $33,600 (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 85367

• Home prices YoY: -26.2%
• Rents YoY: 4.5%
• Active inventory: 413
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$44 /mo · $534/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $150

Break-even live

Break-even rent $916

Max offer price $120,000

Occupancy floor 81%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $120,000 Active 67 DOM
2. 2026-06-18
   days on market $120,000 Active 66 DOM
3. 2026-06-17
   days on market $120,000 Active 65 DOM
4. 2026-06-16
   days on market $120,000 Active 64 DOM
5. 2026-06-15
   days on market $120,000 Active 63 DOM
6. 2026-06-14
   days on market $120,000 Active 61 DOM
7. 2026-06-13
   days on market $120,000 Active 60 DOM
8. 2026-06-10
   days on market $120,000 Active 58 DOM
9. 2026-06-09
   days on market $120,000 Active 57 DOM
10. 2026-06-08
    days on market $120,000 Active 56 DOM
11. 2026-06-07
    days on market $120,000 Active 55 DOM
12. 2026-06-05
    days on market $120,000 Active 52 DOM
13. 2026-06-02
    days on market $120,000 Active 50 DOM
14. 2026-06-01
    days on market $120,000 Active 49 DOM
15. 2026-05-31
    days on market $120,000 Active 48 DOM
16. 2026-05-30
    days on market $120,000 Active 47 DOM
17. 2026-04-13
    listed $120,000 Active
18. 2023-08-11
    historical 509-char remark

    Show marketing remark (509 chars)

    As you enter the home, you find yourself in a cozy living area Outside, you'll find the detached garage and covered carport, which provide ample parking for your vehicles. The RV access with hookups allows for easy storage of your recreational vehicles, making it convenient to hit the road and explore the beautiful foothills area. Overall, this 1bedroom 1 bath model home is perfect for those who want to enjoy the beauty of the foothills area while still having access to modern amenities and conveniences.

19. 2023-08-02
    soldstatus $95,000 Closed 509-char remark

    Show marketing remark (509 chars)

    As you enter the home, you find yourself in a cozy living area Outside, you'll find the detached garage and covered carport, which provide ample parking for your vehicles. The RV access with hookups allows for easy storage of your recreational vehicles, making it convenient to hit the road and explore the beautiful foothills area. Overall, this 1bedroom 1 bath model home is perfect for those who want to enjoy the beauty of the foothills area while still having access to modern amenities and conveniences.

20. 2023-08-02
    soldstatus $95,000

    Show marketing remark (509 chars)

    As you enter the home, you find yourself in a cozy living area Outside, you'll find the detached garage and covered carport, which provide ample parking for your vehicles. The RV access with hookups allows for easy storage of your recreational vehicles, making it convenient to hit the road and explore the beautiful foothills area. Overall, this 1bedroom 1 bath model home is perfect for those who want to enjoy the beauty of the foothills area while still having access to modern amenities and conveniences.

21. 2023-07-07
    historical Active Under Contract 509-char remark

    Show marketing remark (509 chars)

    As you enter the home, you find yourself in a cozy living area Outside, you'll find the detached garage and covered carport, which provide ample parking for your vehicles. The RV access with hookups allows for easy storage of your recreational vehicles, making it convenient to hit the road and explore the beautiful foothills area. Overall, this 1bedroom 1 bath model home is perfect for those who want to enjoy the beauty of the foothills area while still having access to modern amenities and conveniences.

22. 2023-04-20
    listed $120,000 Active 509-char remark

    Show marketing remark (509 chars)

    As you enter the home, you find yourself in a cozy living area Outside, you'll find the detached garage and covered carport, which provide ample parking for your vehicles. The RV access with hookups allows for easy storage of your recreational vehicles, making it convenient to hit the road and explore the beautiful foothills area. Overall, this 1bedroom 1 bath model home is perfect for those who want to enjoy the beauty of the foothills area while still having access to modern amenities and conveniences.

23. 2021-06-01
    listed $69,900
24. 2018-11-30
    listed $59,000
25. 2018-11-16
    soldstatus $110,000
26. 2018-09-10
    listed $62,000
27. 2003-03-03
    soldstatus $55,000
28. 1996-03-21
    soldstatus $35,000
29. 1992-02-25
    soldstatus $14,500

ⓘ 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 · $44/mo
• Projected year-2 tax: $792 · $66/mo
• Expected delta: +$258/yr (+$22/mo · 48.3%)

ⓘ 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 ≥113°F today · 16 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: $13,277
• − Mortgage interest: −$6,722
• − Property taxes: −$534
• − Insurance: −$600
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$3,491
• Taxable loss: −$194
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $1,850/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 — Fortuna Foothills

• Score: 60/100
• State rank: #174
• US rank: #18663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fortuna Foothills, AZ
• County: Yuma County · 149,809 people
• City population: 21,356
• Metro: Yuma, AZ
• Population (ZIP): 22,074
• Household income: $58,469
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 408.0

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 White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 22% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Portuguese 4% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -80.81%
• Current HPI: 227.2692
• Rent YoY: ▲ 4.46%
• 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

+727.6% since first listed

13 events — show timeline

• 2026-04-13 Listed $120,000 YAR
• 2023-08-11 Delisted — YAR
• 2023-08-02 Sold (Public Records) $95,000 Public Records
• 2023-08-02 Sold (MLS) $95,000 YAR
• 2023-07-07 Contingent — YAR
• 2023-04-20 Listed $120,000 YAR
• 2021-06-01 Listed $69,900 YAR
• 2018-11-30 Listed $59,000 YAR
• 2018-11-16 Sold (Public Records) $110,000 Public Records
• 2018-09-10 Listed $62,000 YAR
• 2003-03-03 Sold (Public Records) $55,000 Public Records
• 1996-03-21 Sold (Public Records) $35,000 Public Records
• 1992-02-25 Sold (Public Records) $14,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $534 · +3.2% YoY. Source: county tax records.