5127 E 33 Ln · Yuma, AZ 85365

$215,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 133 Days on market

Built 2002 6,615 sqft lot Est $226k · at est. $50/mo HOA · 2% of rent

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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 +22.5/30.0
• ARV discount +9.7/15.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Nice 3 bedroom 2 bath home in Citrus View a 55+ community, perfect location with shopping and freeway access only minutes away. This home was inspected, repairs made, and then completely painted inside and out, no carpeting laminate floors throughout. North facing home covered parking, two sheds in the back yard. Fireplace in family room! Call today and come see this really nice home! Home has a current appraisal from Jeffry Harper Appraisals.

Key facts

• Laminate floors
• Covered parking
• Two sheds

Tags

• CITRUS VIEW COMMUNITY
• SHOPPING AND FREEWAY ACCESS
• LAMINATE FLOORS
• COVERED PARKING
• TWO SHEDS
• FIREPLACE IN FAMILY ROOM

Property features AI

Finance

• HOA & community: Has homeowners association; Association fee $50

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; Attached garage; Attached carport with 2 carport spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property; Located in Citrus View subdivision; Senior community
• Construction: Mobile home / manufactured construction
• Exterior features: Sliding doors; Paved road access; Workshop; Shed(s); RV access/parking

Interior

• Kitchen: Disposal; Microwave; Dishwasher; Gas Range
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Skylight(s); Fireplace in family room; Smoke detector(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: schools C-, crime C-, employment D.
• 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 soft (-0.4%/yr); 472 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 ($70k/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 133 days — a 12% lower offer ($189k) 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 $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.01% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $225,792
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5103 E 33 Ln	0.02mi	3/2.0	1,782 (+14%)	8mo	$275,000	$154	70
5266 E 34 St	0.15mi	3/2.0	1,404 (-10%)	13mo	$190,000	$135	65
3031 S Tangerine Ave	0.44mi	3/2.0	1,455 (-7%)	14mo	$199,900	$137	55
3040 S Lemon Ave	0.42mi	3/2.0	1,456 (-7%)	19mo	$210,000	$144	52
5293 E 30 Pl	0.40mi	4/2.0 (+1)	1,430 (-9%)	15mo	$225,000	$157	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.70×
• Total profit: $-18,124
• Equity at exit: $32,057

10-year hold

• IRR: -3.1%
• Equity multiple: 0.82×
• Total profit: $-10,818
• Equity at exit: $18,589

Cash invested: $60,200 (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 85365

• Home prices YoY: -23.6%
• Rents YoY: -0.4%
• Active inventory: 472
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,175 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$90
• HOA: −$50
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $363

Break-even live

Break-even rent $1,716

Max offer price $215,000

Occupancy floor 78%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6141 E 40th Pl Yuma, AZ	3.0	2.0	1576	$1,600	$1.02	13d	1	1.31mi
6555 E 35th St Yuma, AZ	3.0	2.0	1848	$2,250	$1.22	13d	1	1.45mi
4028 S Sagebrush Ave Yuma, AZ	3.0	2.0	1743	$2,495	$1.43	13d	1	1.48mi
6575 E 35th Rd Yuma, AZ	3.0	2.0	1262	$2,500	$1.98	13d	1	1.48mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 18 events

1. 2026-06-19
   days on market $215,000 Active 133 DOM
2. 2026-06-18
   days on market $215,000 Active 132 DOM
3. 2026-06-17
   days on market $215,000 Active 131 DOM
4. 2026-06-16
   days on market $215,000 Active 130 DOM
5. 2026-06-15
   days on market $215,000 Active 129 DOM
6. 2026-06-14
   days on market $215,000 Active 127 DOM
7. 2026-06-13
   remarks 447-char remark
8. 2026-06-13
   pricedays on market $215,000 Active 126 DOM
9. 2026-06-10
   days on market $220,000 Active 124 DOM
10. 2026-06-09
    days on market $220,000 Active 123 DOM
11. 2026-06-08
    days on market $220,000 Active 122 DOM
12. 2026-06-07
    days on market $220,000 Active 121 DOM
13. 2026-06-05
    days on market $220,000 Active 118 DOM
14. 2026-06-02
    days on market $220,000 Active 116 DOM
15. 2026-06-01
    days on market $220,000 Active 115 DOM
16. 2026-05-31
    days on market $220,000 Active 114 DOM
17. 2026-05-30
    days on market $220,000 Active 113 DOM
18. 2026-02-06
    listed $220,000 Active

ⓘ 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: $1,058 · $88/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$361/yr (+$30/mo · 34.1%)

ⓘ 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 · 20 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: $26,104
• − Mortgage interest: −$12,043
• − Property taxes: −$1,058
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − HOA: −$600
• − Depreciation: −$6,255
• Taxable income: $897
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $4,144/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

1 event — show timeline

• 2026-02-06 Listed $220,000 YAR

Property tax history

+1.6%/yr

Latest (2025): $1,058 · +3.0% YoY. Source: county tax records.