11283 E 39 Pl · Fortuna Foothills, AZ 85367

$197,777

2 bd · 2.0 ba · 1,045 sqft · Manufactured public records · 131 Days on market

Built 1986 6,901 sqft lot Est $193k · at est. $33/mo HOA · 2% 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 +16.6/30.0
• ARV discount +6.5/15.0
• DSCR +5.1/10.0
• Rent growth +3.6/5.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated open-floor-plan manufactured home in Yuma East 55+. This well-cared-for 2 bed, 2 bath, 1,045 sq ft home features an updated kitchen and bathroom, dual-pane windows throughout, and cordless shades for a clean, look. Patio and carport sunscreens help keep the home cool and comfortable year-round. Storage is truly exceptional, with three storage sheds—all with electricity and lighting, including one fully insulated with A/C, perfect for a workshop or hobby space. An exterior utility laundry room offers even more storage and flexibility. Bring the RV and toys—there’s plenty of RV parking, a 50-amp RV hookup, and EZ electric vehicle charging.

Key facts

• 6,901 sq ft lot
• Garage
• Built 1986

Property features AI

Finance

• HOA & community: Homeowners association with $33 monthly fee; Located in a 55+ senior community (Yuma East)

Exterior

• Parking: 2 total parking spaces (2 covered); Attached garage; Attached carport with 2 carport spaces; RV access/parking
• Utilities: Public water; Septic tank
• Home design: Residential manufactured home; Single-story
• Construction: Manufactured home construction
• Exterior features: RV hookup; Workshop; Shed(s); Paved road access

Interior

• Kitchen: Dishwasher; Electric range
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Double pane windows with blinds; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $198k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $169k (14.7% below list).
• Recommended offer: $169k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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-, crime F, amenities 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 rising fast (+4.5%/yr); 415 active listings in the ZIP; 12 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).
• This rent runs 35% of the median local income ($58k/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 $6k 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 131 days — a 12% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $198k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,785 (14.7% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 15% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $193,325
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11238 E 39 Ln	0.06mi	2/2.0	1,076 (+3%)	1mo	$210,000	$195	92
11423 E 39 St	0.18mi	2/2.0	1,056 (+1%)	2mo	$214,900	$204	88
11413 E 39 Pl	0.16mi	2/2.0	1,045 (0%)	7mo	$193,000	$185	87
11436 E 36 Pl	0.46mi	2/2.0	1,045 (0%)	2mo	$157,500	$151	76
11229 E 39 Ln	0.08mi	2/2.0	1,152 (+10%)	8mo	$208,000	$181	73
11295 E 35 St	0.54mi	2/2.0	1,056 (+1%)	1mo	$195,000	$185	72
11391 E 38 Pl	0.20mi	2/2.0	1,152 (+10%)	6mo	$192,000	$167	69
11427 E 36 Pl	0.43mi	2/2.0	924 (-12%)	1mo	$154,000	$167	60
11323 E 35 St	0.55mi	2/2.0	960 (-8%)	9mo	$199,900	$208	53
11399 E 36 St	0.46mi	2/2.0	896 (-14%)	3mo	$185,000	$206	52
11414 E 34 Pl	0.64mi	2/2.0	1,152 (+10%)	2mo	$175,000	$152	51
11443 E 34 St	0.68mi	2/2.0	1,152 (+10%)	2mo	$233,500	$203	49

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: -10.8%
• Equity multiple: 0.60×
• Total profit: $-22,060
• Equity at exit: $29,489

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $860
• Equity at exit: $17,100

Cash invested: $55,378 (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: 415
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$1,037
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$82
• HOA: −$33
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $118

Break-even live

Break-even rent $1,538

Max offer price $197,777

Occupancy floor 88%

Sensitivity live

Price	-10% $230	-5% $174	+0% $118	+5% $62	+10% $6
Rent	-10% $-15	-5% $52	+0% $118	+5% $185	+10% $252
Rate	-1.0pp $218	-0.5pp $169	base $118	+0.5pp $67	+1.0pp $15

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: $49,444
• Closing costs: $5,933
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11381 S Kingman Ave Yuma, AZ	3.0	2.0	1247	$1,650	$1.32	15d	1	0.69mi
11367 S Kingman Ave Yuma, AZ	2.0	2.0	1200	$1,495	$1.25	15d	1	0.71mi
11623 E 33rd Way Yuma, AZ	3.0	2.0	1386	$1,795	$1.30	15d	1	0.77mi
12627 S Prescott Rd Yuma, AZ	3.0	2.0	1168	$1,500	$1.28	15d	1	0.78mi
11525 S Chaparral Dr Yuma, AZ	2.0	2.0	1102	$1,700	$1.54	15d	1	0.86mi
12255 E 37th St Yuma, AZ	2.0	2.0	967	$1,600	$1.65	15d	1	0.97mi
11649 E 33rd Pl Yuma, AZ	3.0	2.0	1300	$1,700	$1.31	15d	1	1.10mi
10164 E 39th St Yuma, AZ	3.0	2.0	1498	$1,800	$1.20	15d	1	1.14mi
10155 E 35th St Yuma, AZ	3.0	2.0	1460	$1,750	$1.20	15d	1	1.26mi
10736 S Calle Raquel Yuma, AZ	3.0	2.5	1308	$1,600	$1.22	15d	1	1.31mi
10685 S Calle Raquel Yuma, AZ	3.0	2.5	1190	$2,500	$2.10	15d	1	1.39mi
12443 E Brenda Dr Yuma, AZ	2.0	2.0	914	$1,400	$1.53	15d	1	1.41mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: electric

Listing history 22 events

1. 2026-06-21
   days on market $197,777 Active 131 DOM
2. 2026-06-19
   days on market $197,777 Active 129 DOM
3. 2026-06-18
   days on market $197,777 Active 128 DOM
4. 2026-06-17
   days on market $197,777 Active 127 DOM
5. 2026-06-16
   days on market $197,777 Active 126 DOM
6. 2026-06-15
   days on market $197,777 Active 125 DOM
7. 2026-06-14
   days on market $197,777 Active 123 DOM
8. 2026-06-13
   days on market $197,777 Active 122 DOM
9. 2026-06-10
   days on market $197,777 Active 120 DOM
10. 2026-06-09
    days on market $197,777 Active 119 DOM
11. 2026-06-08
    days on market $197,777 Active 118 DOM
12. 2026-06-07
    days on market $197,777 Active 117 DOM
13. 2026-06-05
    days on market $197,777 Active 114 DOM
14. 2026-06-02
    days on market $197,777 Active 112 DOM
15. 2026-06-01
    days on market $197,777 Active 111 DOM
16. 2026-05-31
    days on market $197,777 Active 110 DOM
17. 2026-05-30
    days on market $197,777 Active 109 DOM
18. 2026-02-10
    listed $197,777 Active
19. 2016-01-15
    soldstatus $70,000
20. 2000-04-25
    soldstatus $73,000
21. 1993-11-10
    soldstatus $55,000
22. 1986-04-16
    soldstatus $13,200

ⓘ 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: $749 · $62/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$556/yr (+$46/mo · 74.2%)

ⓘ 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 4 d/yr ≥114°F today · 12 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: $20,254
• − Mortgage interest: −$11,079
• − Property taxes: −$749
• − Insurance: −$989
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − HOA: −$396
• − Depreciation: −$5,754
• Taxable loss: −$1,953
• Est. tax savings @ 24.0%: +$469
• After-tax cash flow: $1,889/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

+1398.3% since first listed

5 events — show timeline

• 2026-02-10 Listed $197,777 YAR
• 2016-01-15 Sold (Public Records) $70,000 Public Records
• 2000-04-25 Sold (Public Records) $73,000 Public Records
• 1993-11-10 Sold (Public Records) $55,000 Public Records
• 1986-04-16 Sold (Public Records) $13,200 Public Records

Property tax history

+1.3%/yr

Latest (2025): $749 · +2.4% YoY. Source: county tax records.