9643 S Apache Tears Ave · Yuma, AZ 85365

$90,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 18 Days on market

Built 1978 5,820 sqft lot Est $132k · 32% under $80/mo HOA · 5% of rent

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

WOW WHAT A PRICE on this mobile home in Loma Vista. Great Possibilities. Home needs floorng and some updating but would make a wonderful home. There is an addition on the north side of the home with built in bookshelves which is not in the square footage listed. Large fenced back yard with two storage sheds. Must be owner occupants per the CCR's

Key facts

• Fully fenced yard
• 5,820 sq ft lot
• Built 1978

Tags

• FULLY FENCED YARD
• LOMA VISTA ESTATES COMMUNITY

Property features AI

Finance

• HOA & community: Homeowners association with $80 periodic fee

Exterior

• Utilities: Public water; Septic tank
• Home design: Manufactured home; Single-story
• Construction: Residential property type
• Exterior features: Shed(s)

Interior

• Kitchen: Refrigerator
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Has cooling
• Interior features: Refrigerator included; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.7% 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; 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 $622 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $30k; list at $90k implies a 200% 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.65% ✓
• Cap rate: 13.69%
• Cash-on-cash: 26.41%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $131,520
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9624 S Obsidian Ave	0.07mi	2/2.0	1,036 (+8%)	1mo	$60,000	$58	83
9625 S Ave 9e	0.22mi	3/1.5 (+1)	952 (-1%)	9mo	$149,900	$157	74
9642 S Apache Tears Dr	0.02mi	3/2.0 (+1)	992 (+3%)	22mo	$75,500	$76	70
9675 S Apache Tears Dr	0.05mi	3/1.5 (+1)	924 (-4%)	22mo	$189,900	$206	66
9170 E 22 Ln	0.25mi	2/1.0	840 (-12%)	21mo	$115,000	$137	47

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: 16.8%
• Equity multiple: 1.65×
• Total profit: $16,397
• Equity at exit: $13,419

10-year hold

• IRR: 23.1%
• Equity multiple: 2.71×
• Total profit: $42,995
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,488 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$31 /mo · $377/yr
• Insurance: −$38
• HOA: −$80
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $555

Break-even live

Break-even rent $786

Max offer price $90,000

Occupancy floor 58%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $80 · $960/yr

Listing history 11 events

1. 2026-06-19
   days on market $90,000 Active 18 DOM
2. 2026-06-18
   days on market $90,000 Active 17 DOM
3. 2026-06-17
   days on market $90,000 Active 16 DOM
4. 2026-06-16
   days on market $90,000 Active 15 DOM
5. 2026-06-15
   days on market $90,000 Active 14 DOM
6. 2026-06-14
   days on market $90,000 Active 12 DOM
7. 2026-06-13
   status $90,000 Active 11 DOM
8. 2026-05-30
   status $90,000 Pending 11 DOM
9. 2026-05-18
   listed $90,000 Active
10. 2016-10-05
    soldstatus $30,000 347-char remark

    Show marketing remark (347 chars)

    WOW WHAT A PRICE on this mobile home in Loma Vista. Great Possibilities. Home needs floorng and some updating but would make a wonderful home. There is an addition on the north side of the home with built in bookshelves which is not in the square footage listed. Large fenced back yard with two storage sheds. Must be owner occupants per the CCR's

11. 2016-08-17
    listed $25,500 347-char remark

    Show marketing remark (347 chars)

    WOW WHAT A PRICE on this mobile home in Loma Vista. Great Possibilities. Home needs floorng and some updating but would make a wonderful home. There is an addition on the north side of the home with built in bookshelves which is not in the square footage listed. Large fenced back yard with two storage sheds. Must be owner occupants per the CCR's

ⓘ 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: $377 · $31/mo
• Projected year-2 tax: $594 · $50/mo
• Expected delta: +$217/yr (+$18/mo · 57.5%)

ⓘ 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 3/10 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: $17,855
• − Mortgage interest: −$5,041
• − Property taxes: −$377
• − Insurance: −$450
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − HOA: −$960
• − Depreciation: −$2,618
• Taxable income: $5,551
• Est. tax owed @ 24.0%: −$1,332
• After-tax cash flow: $5,322/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

• 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

+252.9% since first listed

3 events — show timeline

• 2026-05-18 Listed $90,000 YAR
• 2016-10-05 Sold (MLS) $30,000 YAR
• 2016-08-17 Listed $25,500 YAR

Property tax history

+0.7%/yr

Latest (2025): $377 · +3.1% YoY. Source: county tax records.