11416 S Clara Anita Dr #205 · Fortuna Foothills, AZ 85367

$72,500

1 bd · 1.0 ba · 405 sqft · Manufactured · 87 Days on market

Built 1984 Good condition 1,760 sqft lot Est $78k · 7% under $205/mo HOA · 18% of rent ↓ 5% since listing

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Why this score? — see what drove the B- 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 +25.6/30.0
• ARV discount +10.8/15.0
• 1% rule +10.0/10.0
• DSCR +8.5/10.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect blend of comfort and community in this beautifully redecorated turnkey 1-bedroom, 1-bathroom park model located in the highly sought-after Yuma Venture 55+ community. Built in 1984, this home has been thoughtfully upgraded to offer a modern feel while maintaining its cozy charm. The interior features updated durable flooring, energy efficient dual pane windows, cordless light filtering top down/bottom up decorative window shades, and 2 mini split units for heating & cooling. The kitchen comes fully equipped with an electric range, refrigerator, & reverse osmosis - making cooking a breeze in your bright, refreshed living space. Home also offers Trex decking, n

Key facts

• Newer pex plumbing
• Mini split units
• Trex decking

Tags

• MINI SPLIT UNITS
• FULLY EQUIPPED KITCHEN
• TREX DECKING
• NEWER PEX PLUMBING
• PRIVATE STORAGE SHED
• COMMUNITY INGROUND POOL

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee

Exterior

• Parking: Open parking
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Manufactured home (residential); Located in a senior community
• Construction: Mobile home / manufactured construction
• Exterior features: Patio; Deck; Shed

Interior

• Kitchen: Refrigerator; Microwave; Electric range
• Flooring: Tile; Other
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Heating; Cooling
• Interior features: Double-pane windows with blinds; Water purifier; No fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $72k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $68k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 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 $501 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,150 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
8. 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.
9. 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: 1.53% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $78,165
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11463 S Maria Rosa Dr	0.08mi	1/1.0	409 (+1%)	2mo	$85,000	$208	93
11393 S Maria Rosa Dr	0.05mi	1/1.0	396 (-2%)	2mo	$51,250	$129	92
11423 S Maria Rosa Dr	0.05mi	1/1.0	398 (-2%)	4mo	$60,000	$151	91
11370 S Clara Anita Dr	0.05mi	1/1.0	402 (-1%)	7mo	$99,500	$248	90
11409 S Clara Anita Dr	0.02mi	1/1.0	385 (-5%)	3mo	$76,000	$197	89
11360 S Maria Rosa Dr	0.07mi	1/1.0	420 (+4%)	4mo	$67,300	$160	87
11281 S Clara Anita Dr #22	0.16mi	1/1.0	395 (-2%)	4mo	$70,000	$177	85
11275 S Clara Anita Dr #21	0.17mi	1/1.0	391 (-4%)	5mo	$73,000	$187	83
11341 S Maria Rosa Dr	0.10mi	1/1.0	386 (-5%)	6mo	$68,900	$178	82
12276 S Maria Rosa Pl	0.31mi	2/1.0 (+1)	405 (0%)	3mo	$78,000	$193	78
12156 E 39 St	0.48mi	1/1.0	396 (-2%)	3mo	$120,000	$303	71
11529 S Sandra Ave	0.50mi	1/1.0	400 (-1%)	5mo	$113,500	$284	71

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $906
• Equity at exit: $10,810

10-year hold

• IRR: 12.7%
• Equity multiple: 2.10×
• Total profit: $22,340
• Equity at exit: $6,268

Cash invested: $20,300 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$380
• Tax est. 1.5%: −$91 /mo · $1,088/yr
• Insurance: −$30
• HOA: −$205
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $170

Break-even live

Break-even rent $894

Max offer price $72,500

Occupancy floor 80%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $205 · $2,460/yr
• Likely covers: electric

Listing history 18 events

1. 2026-06-19
   days on market $72,500 Active 87 DOM
2. 2026-06-18
   days on market $72,500 Active 86 DOM
3. 2026-06-17
   days on market $72,500 Active 85 DOM
4. 2026-06-16
   days on market $72,500 Active 84 DOM
5. 2026-06-15
   days on market $72,500 Active 83 DOM
6. 2026-06-14
   days on market $72,500 Active 81 DOM
7. 2026-06-13
   days on market $72,500 Active 80 DOM
8. 2026-06-10
   days on market $72,500 Active 78 DOM
9. 2026-06-09
   days on market $72,500 Active 77 DOM
10. 2026-06-08
    days on market $72,500 Active 76 DOM
11. 2026-06-07
    days on market $72,500 Active 75 DOM
12. 2026-06-05
    days on market $72,500 Active 72 DOM
13. 2026-06-02
    days on market $72,500 Active 70 DOM
14. 2026-06-01
    days on market $72,500 Active 69 DOM
15. 2026-05-31
    days on market $72,500 Active 68 DOM
16. 2026-05-30
    days on market $72,500 Active 67 DOM
17. 2026-05-01
    price $72,500
18. 2026-03-24
    listed $76,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥113°F today · 15 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: $13,314
• − Mortgage interest: −$4,061
• − Property taxes: −$1,088
• − Insurance: −$362
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − HOA: −$2,460
• − Depreciation: −$2,109
• Taxable income: $1,104
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $1,781/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This turnkey 1-bedroom, 1-bathroom park model in Yuma Venture 55+ community has been thoughtfully upgraded with updated cabinets, appliances, flooring, and Trex decking, making it move-in ready and ready to rent.

Value-add opportunities

• Both Painting the exterior — Fresh paint enhances curb appeal and value
• Both Updating window screens — Improved functionality and appearance
• Both Replacing Trex decking — Durable and low-maintenance, enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint enhances curb appeal and value ↑
• Both Updating window screens — Improved functionality and appearance ↑
• Both Replacing Trex decking — Durable and low-maintenance, enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-4.6% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $72,500 YAR
• 2026-03-24 Listed $76,000 YAR