11352 E 38 St · Fortuna Foothills, AZ 85367

$190,000

3 bd · 2.0 ba · 1,330 sqft · Manufactured public records · 5 Days on market

Built 1984 6,326 sqft lot Est $202k · 6% under $33/mo HOA · 2% of rent

---

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 +20.8/30.0
• ARV discount +10.2/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• 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

TURN KEY-FURNISHED. This open, split floor plan offers 3 bedrooms, 1 3/4 baths with a glassed AZ room. There is a carport, covered patio, shed, RV parking all on a fenced and dbl. gated lot in Yuma East (a 55 & older community). You're close to shopping, banking ect.

Key facts

• Arizona room
• 6,326 sq ft lot
• Parking

Tags

• ARIZONA ROOM

Property features AI

Finance

• HOA & community: Homeowners association with a $33 monthly fee; Community for ages 55+ (Yuma East)

Exterior

• Parking: One total parking space; One covered parking space; One carport space (has carport)
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property
• Exterior features: Paved road frontage; Curbs and sidewalks

Interior

• Kitchen: Electric range
• Flooring: Laminate flooring; Tile flooring; Other flooring
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Cooling available
• Interior features: Electric range; Laminate, tile and other flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/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 $182k (4.2% below list).
• Recommended offer: $182k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 22 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 37% 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $92k; list at $190k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,043 (4.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.96% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $202,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11324 E 39 Pl	0.20mi	2/2.0 (-1)	1,303 (-2%)	3mo	$260,000	$200	80
11326 E 38 St	0.03mi	2/2.0 (-1)	1,438 (+8%)	1mo	$216,000	$150	79
11423 E 38 Ln	0.15mi	2/2.0 (-1)	1,248 (-6%)	2mo	$175,000	$140	76
11367 S Mesa Dr	0.23mi	2/2.0 (-1)	1,248 (-6%)	4mo	$205,000	$164	71
11425 E 34 Pl	0.38mi	3/2.0	1,411 (+6%)	1mo	$210,000	$149	71
11433 E 38 Ln	0.17mi	3/3.0	1,440 (+8%)	5mo	$325,000	$226	71
11466 E 35 Pl	0.34mi	2/2.0 (-1)	1,248 (-6%)	1mo	$190,000	$152	68
11386 S Scottsdale Dr	0.26mi	2/2.0 (-1)	1,419 (+7%)	4mo	$185,000	$130	68
11279 S Phoenix Dr	0.41mi	2/2.0 (-1)	1,429 (+7%)	1mo	$199,900	$140	63
11465 E 34 Pl	0.40mi	2/2.0 (-1)	1,235 (-7%)	3mo	$173,000	$140	62
11414 E 34 Pl	0.41mi	2/2.0 (-1)	1,152 (-13%)	2mo	$175,000	$152	52
11443 E 34 St	0.44mi	2/2.0 (-1)	1,152 (-13%)	2mo	$233,500	$203	50

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-11,617
• Equity at exit: $28,330

10-year hold

• IRR: 5.4%
• Equity multiple: 1.42×
• Total profit: $22,393
• Equity at exit: $16,428

Cash invested: $53,200 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$996
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$79
• HOA: −$33
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $259

Break-even live

Break-even rent $1,492

Max offer price $190,000

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11623 E 33rd Way Yuma, AZ	3.0	2.0	1386	$1,795	$1.30	13d	1	0.57mi
11381 S Kingman Ave Yuma, AZ	3.0	2.0	1247	$1,650	$1.32	13d	1	0.58mi
11367 S Kingman Ave Yuma, AZ	2.0	2.0	1200	$1,495	$1.25	13d	1	0.59mi
10638 E 38th Pl Yuma, AZ	3.0	2.0	1572	$1,650	$1.05	20d	1	0.63mi
12115 E 39th St Yuma, AZ	3.0	2.0	1666	$1,700	$1.02	13d	1	0.73mi
11525 S Chaparral Dr Yuma, AZ	2.0	2.0	1102	$1,700	$1.54	13d	1	0.84mi
12255 E 37th St Yuma, AZ	2.0	2.0	967	$1,600	$1.65	13d	1	0.88mi
10768 S Monterrey Way Yuma, AZ	3.0	2.0	1653	$1,995	$1.21	20d	1	0.89mi
11649 E 33rd Pl Yuma, AZ	3.0	2.0	1300	$1,700	$1.31	13d	1	0.93mi
11486 E Del Golfo Yuma, AZ	4.0	3.0	1637	$1,800	$1.10	13d	1	0.93mi
12627 S Prescott Rd Yuma, AZ	3.0	2.0	1168	$1,500	$1.28	13d	1	1.00mi
10736 S Calle Raquel Yuma, AZ	3.0	2.5	1308	$1,600	$1.22	13d	1	1.11mi
10685 S Calle Raquel Yuma, AZ	3.0	2.5	1190	$2,500	$2.10	13d	1	1.18mi
10164 E 39th St Yuma, AZ	3.0	2.0	1498	$1,800	$1.20	13d	1	1.20mi
10608 Avenida Canela Yuma, AZ	3.0	2.0	1580	$1,800	$1.14	13d	1	1.20mi
10155 E 35th St Yuma, AZ	3.0	2.0	1460	$1,750	$1.20	13d	1	1.25mi
12443 E Brenda Dr Yuma, AZ	2.0	2.0	914	$1,400	$1.53	13d	1	1.25mi
12408 E Calle Maria Yuma, AZ	3.0	2.0	1259	$1,800	$1.43	13d	1	1.35mi
11708 E Omega Ln Yuma, AZ	3.0	2.0	1571	$2,200	$1.40	13d	1	1.36mi
11766 E Alpha Way Yuma, AZ	3.0	2.0	1461	$1,795	$1.23	13d	1	1.39mi
10642 S Camino del Sol #5 Yuma, AZ	2.0	2.0	1007	$1,400	$1.39	20d	1	1.40mi
12374 E Camino Loma Vis Yuma, AZ	2.0	2.0	1255	$1,600	$1.27	13d	1	1.43mi

HOA detail

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

Listing history 6 events

1. 2026-06-19
   days on market $190,000 Active 5 DOM
2. 2026-06-18
   days on market $190,000 Active 4 DOM
3. 2026-06-17
   days on market $190,000 Active 3 DOM
4. 2026-06-16
   days on market $190,000 Active 2 DOM
5. 2026-06-15
   remarks 264-char remark
6. 2026-06-15
   listed $190,000 Active 1 DOM

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $1,254 · $104/mo
• Expected delta: +$410/yr (+$34/mo · 48.6%)

ⓘ 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 · 11 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: $21,845
• − Mortgage interest: −$10,643
• − Property taxes: −$844
• − Insurance: −$950
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − HOA: −$396
• − Depreciation: −$5,527
• Taxable loss: −$10
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $3,114/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

+280.0% since first listed

6 events — show timeline

• 2026-06-03 Listed $190,000 YAR
• 2019-10-15 Sold (Public Records) $92,000 Public Records
• 2019-10-11 Sold (MLS) $92,000 YAR
• 2019-08-02 Listed $97,500 YAR
• 2000-01-26 Sold (Public Records) $86,000 Public Records
• 1990-12-06 Sold (Public Records) $50,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $844 · +2.5% YoY. Source: county tax records.