5138 E 33 Pl · Yuma, AZ 85365

$230,000

3 bd · 2.0 ba · 1,541 sqft · Manufactured public records · 123 Days on market

Built 2001 6,738 sqft lot Est $222k · at est. $50/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 +18.1/30.0
• ARV discount +5.9/15.0
• DSCR +5.7/10.0
• 1% rule +4.2/10.0
• 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

Welcome to this spacious double-wide home located in the desirable 55+ community of Citrus View 1. Bright and inviting, the living room features vaulted ceilings and picturesque windows that fill the home with natural light. The open layout flows into a nice-sized kitchen with an adjoining breakfast area and formal dining room—perfect for everyday living and entertaining. With a remarkably low HOA of just $50 per year and easy access to both Yuma and the Foothills, this 2-bedroom, 2-bath + Den home offers comfort, space, and value in a welcoming neighborhood.

Key facts

• Formal dining room
• Double-wide home
• Natural light

Tags

• DOUBLE-WIDE HOME
• NATURAL LIGHT
• OPEN LAYOUT
• BREAKFAST AREA
• FORMAL DINING ROOM
• LOW HOA

Property features AI

Finance

• HOA & community: Homeowners association with $50 fee

Exterior

• Parking: Two total parking spaces; Two covered parking spaces; Attached carport (2 spaces); Attached garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Manufactured home (mobile/manufactured); Residential property; Located in Citrus View subdivision; Situated in a senior community
• Construction: Shed(s) as an other structure
• Exterior features: Paved road access; Curbs

Interior

• Kitchen: Disposal; Refrigerator; Microwave; Dishwasher; Gas range
• Flooring: Tile; Carpet
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Heating present; Cooling present
• Interior features: Built-in blinds; Smoke detectors; Shed on property
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $202 ($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 $211k (8.4% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: 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; 3 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 36% 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 $2k of loan paydown is wiped out by about $7k 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 123 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $24k; list at $230k implies a 859% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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. 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?
6. 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.
7. 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.
8. 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: 7.34%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $221,904
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5266 E 34 St	0.17mi	3/2.0	1,404 (-9%)	14mo	$190,000	$135	66
3031 S Tangerine Ave	0.37mi	3/2.0	1,455 (-6%)	15mo	$199,900	$137	62
3040 S Lemon Ave	0.35mi	3/2.0	1,456 (-6%)	19mo	$210,000	$144	58
5293 E 30 Pl	0.33mi	4/2.0 (+1)	1,430 (-7%)	16mo	$225,000	$157	55

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: -13.6%
• Equity multiple: 0.52×
• Total profit: $-30,653
• Equity at exit: $34,294

10-year hold

• IRR: -9.9%
• Equity multiple: 0.47×
• Total profit: $-34,217
• Equity at exit: $19,886

Cash invested: $64,400 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,108 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$112 /mo · $1,339/yr
• Insurance: −$96
• HOA: −$50
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $202

Break-even live

Break-even rent $1,853

Max offer price $230,000

Occupancy floor 85%

Sensitivity live

Price	-10% $332	-5% $267	+0% $202	+5% $136	+10% $71
Rent	-10% $35	-5% $118	+0% $202	+5% $285	+10% $368
Rate	-1.0pp $317	-0.5pp $260	base $202	+0.5pp $142	+1.0pp $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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	15d	1	1.35mi
6555 E 35th St Yuma, AZ	3.0	2.0	1848	$2,250	$1.22	15d	1	1.46mi
6575 E 35th Rd Yuma, AZ	3.0	2.0	1262	$2,500	$1.98	15d	1	1.50mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 21 events

1. 2026-06-21
   days on market $230,000 Active 123 DOM
2. 2026-06-19
   days on market $230,000 Active 121 DOM
3. 2026-06-18
   days on market $230,000 Active 120 DOM
4. 2026-06-17
   days on market $230,000 Active 119 DOM
5. 2026-06-16
   days on market $230,000 Active 118 DOM
6. 2026-06-15
   days on market $230,000 Active 117 DOM
7. 2026-06-14
   days on market $230,000 Active 115 DOM
8. 2026-06-13
   days on market $230,000 Active 114 DOM
9. 2026-06-10
   days on market $230,000 Active 112 DOM
10. 2026-06-09
    days on market $230,000 Active 111 DOM
11. 2026-06-08
    days on market $230,000 Active 110 DOM
12. 2026-06-07
    days on market $230,000 Active 109 DOM
13. 2026-06-05
    days on market $230,000 Active 106 DOM
14. 2026-06-02
    days on market $230,000 Active 104 DOM
15. 2026-06-01
    days on market $230,000 Active 103 DOM
16. 2026-05-31
    days on market $230,000 Active 102 DOM
17. 2026-05-30
    days on market $230,000 Active 101 DOM
18. 2026-04-19
    status Active
19. 2026-03-19
    historical Active Under Contract
20. 2026-02-18
    listed $230,000 Active
21. 2001-03-29
    soldstatus $23,995

ⓘ 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: $1,339 · $112/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$179/yr (+$15/mo · 13.4%)

ⓘ 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 · 18 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: $25,293
• − Mortgage interest: −$12,884
• − Property taxes: −$1,339
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − HOA: −$600
• − Depreciation: −$6,691
• Taxable loss: −$1,417
• Est. tax savings @ 24.0%: +$340
• After-tax cash flow: $2,759/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

+858.5% since first listed

4 events — show timeline

• 2026-04-19 Relisted — YAR
• 2026-03-19 Contingent — YAR
• 2026-02-18 Listed $230,000 YAR
• 2001-03-29 Sold (Public Records) $23,995 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,339 · +3.1% YoY. Source: county tax records.