5707 E 32 St #22 · Yuma, AZ 85365

$187,000

2 bd · 1.0 ba · 640 sqft · Manufactured public records · 30 Days on market

Built 1988 Est $152k · 23% over

---

Why this score? — see what drove the F 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 +13.7/30.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Updated Park Model in Country Roads Resort | 55+ Living in Yuma Beautifully remodeled park model located in a desirable, premier 55+ community. This move-in ready home features vaulted ceilings, luxury vinyl flooring, and custom wallpaper throughout, creating a bright and inviting space. The updated kitchen offers a functional layout for everyday living. And enjoy the added convenience of the Sunshine Café and pools nearby, as well as in-home laundry room complete with washer and dryer. Recent upgrades include newer AC, water softener, and reverse osmosis system for added comfort and peace of mind. Ideal for a winter retreat or full-time low-maintenance living. Come and enjoy resor

Key facts

• Newer ac
• Water softener
• Updated kitchen

Tags

• UPDATED KITCHEN
• IN HOME LAUNDRY ROOM
• NEWER AC
• WATER SOFTENER
• REVERSE OSMOSIS SYSTEM
• RESORT STYLE AMENITIES

Property features AI

Finance

• Other: Shed on property
• Financial info: Property tax information available
• HOA & community: Gated community; Senior community

Exterior

• Parking: Not specified
• Security: Security system; Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property; Located in the Country Roads subdivision; Gated community; Senior community
• Construction: Not specified
• Exterior features: Sliding doors; Paved road access

Interior

• Kitchen: Refrigerator; Microwave; Dishwasher; Electric range; Water purifier
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Has cooling
• Interior features: Double-pane windows; Bay window; Window blinds; Security system; Smoke detectors; Carbon monoxide detectors; Shed on property
• Laundry & utility: Washer; Dryer; Owned water softener

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $187k.

Deal economics

• At list price, monthly cash flow is $13 ($152/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 $142k (24.1% below list).
• Recommended offer: $142k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: crime C-, employment D, commute 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 soft (-0.4%/yr); 468 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 30 days — a 2% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $110k; list at $187k implies a 70% gain — meaningful room to come down on a strong offer.

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 $141,968 (24.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.76% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $151,680
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5707 E 32 St #76	0.10mi	1/1.0 (-1)	682 (+7%)	16mo	$103,000	$151	66
5707 E 32 St #572	0.42mi	1/1.5 (-1)	675 (+6%)	5mo	$160,000	$237	60
5707 E 32 St #816	0.42mi	1/1.0 (-1)	641 (+0%)	19mo	$216,000	$337	59
5707 E 32 St #896	0.40mi	1/1.0 (-1)	704 (+10%)	2mo	$175,000	$249	58
5707 E 32 St #1251	0.40mi	1/1.0 (-1)	592 (-8%)	15mo	$127,500	$215	51
5707 E 32 St #1090	0.29mi	1/1.0 (-1)	565 (-12%)	13mo	$80,000	$142	51

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: -18.8%
• Equity multiple: 0.36×
• Total profit: $-33,749
• Equity at exit: $27,882

10-year hold

• IRR: -17.8%
• Equity multiple: 0.14×
• Total profit: $-44,801
• Equity at exit: $16,168

Cash invested: $52,360 (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: 468
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$981
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $13

Break-even live

Break-even rent $1,404

Max offer price $187,000

Occupancy floor 94%

Sensitivity live

Price	-10% $118	-5% $66	+0% $13	+5% $-40	+10% $-93
Rent	-10% $-100	-5% $-43	+0% $13	+5% $69	+10% $125
Rate	-1.0pp $107	-0.5pp $60	base $13	+0.5pp $-36	+1.0pp $-85

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5707 E 32nd St #592 Yuma, AZ	1.0	1.0	399	$1,500	$3.76	23d	1	0.46mi

Listing history 16 events

1. 2026-05-31
   days on market $187,000 Active 30 DOM
2. 2026-05-30
   days on market $187,000 Active 29 DOM
3. 2026-05-01
   listed $187,000 Active
4. 2025-12-19
   price $179,900
5. 2025-02-18
   status Active
6. 2025-01-19
   listed $188,800 Active
7. 2023-04-29
   historical
8. 2023-04-28
   soldstatus $110,000 Closed
9. 2023-04-28
   soldstatus $110,000
10. 2023-04-13
    historical Active Under Contract
11. 2023-01-26
    status Active
12. 2023-01-19
    historical Active Under Contract
13. 2023-01-16
    listed $115,000 Active
14. 2021-03-17
    soldstatus $70,000
15. 2006-12-19
    soldstatus $102,000
16. 1987-01-26
    soldstatus $16,900

ⓘ 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: $604 · $50/mo
• Projected year-2 tax: $1,234 · $103/mo
• Expected delta: +$630/yr (+$53/mo · 104.3%)

ⓘ 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 7 d/yr ≥114°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,036
• − Mortgage interest: −$10,475
• − Property taxes: −$604
• − Insurance: −$935
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$5,440
• Taxable loss: −$3,144
• Est. tax savings @ 24.0%: +$754
• After-tax cash flow: $906/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

+1006.5% since first listed

14 events — show timeline

• 2026-05-01 Listed $187,000 YAR
• 2025-12-19 Price Changed $179,900 YAR
• 2025-02-18 Relisted — YAR
• 2025-01-19 Listed $188,800 YAR
• 2023-04-29 Delisted — YAR
• 2023-04-28 Sold (Public Records) $110,000 Public Records
• 2023-04-28 Sold (MLS) $110,000 YAR
• 2023-04-13 Contingent — YAR
• 2023-01-26 Relisted — YAR
• 2023-01-19 Contingent — YAR
• 2023-01-16 Listed $115,000 YAR
• 2021-03-17 Sold (Public Records) $70,000 Public Records
• 2006-12-19 Sold (Public Records) $102,000 Public Records
• 1987-01-26 Sold (Public Records) $16,900 Public Records

Property tax history

-2.9%/yr

Latest (2025): $604 · -10.0% YoY. Source: county tax records.