11188 E 39 Pl · Fortuna Foothills, AZ 85367

$219,500

3 bd · 2.0 ba · 1,670 sqft · Manufactured public records · 115 Days on market

Built 1987 7,979 sqft lot Est $250k · 12% under $33/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 +15.4/30.0
• ARV discount +13.1/15.0
• DSCR +4.7/10.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new roof. Wide lot, full awning on left, tandem carport on right and RV slab on right of home. Lot is 7,979 SF. Storage shed in back. Vaulted ceilings, home has formal and informal areas. Large laundry room with deep sink and cabinets. Built in hutch in formal area. Kitchen with more cabinets, curio cabinet, built in cook top, wall ovens, dishwasher, breakfast bar, and window that looks out to carport area. Offers are to be submitted at HomePath.com.

Key facts

• Large kitchen
• Oversized lot
• Double oven

Tags

• MOUNTAIN VIEWS
• OVERSIZED LOT
• LARGE KITCHEN
• DOUBLE OVEN
• GENEROUS LAUNDRY ROOM
• DEEP UTILITY SINK

Property features AI

Finance

• HOA & community: Homeowners association (monthly fee: $33); 55+ senior community (Yuma East)

Exterior

• Parking: 5 parking spaces (all covered); Attached garage; Attached carport; RV access/parking
• Utilities: Public water; Septic tank
• Home design: Manufactured home; Residential property
• Construction: Mobile home / manufactured construction
• Exterior features: RV hookup; Covered patio

Interior

• Kitchen: Cooktop; Oven
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Cooktop and oven; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $185k (15.7% below list).
• Recommended offer: $185k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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-, crime F, amenities 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 rising fast (+4.5%/yr); 415 active listings in the ZIP; 18 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 38% of the median local income ($58k/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 115 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $57k; list at $220k implies a 285% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,007 (15.7% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 16% 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. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $250,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11404 E 38 Pl	0.29mi	3/2.0	1,690 (+1%)	5mo	$205,000	$121	80
11261 E 39 St	0.08mi	2/2.0 (-1)	1,488 (-11%)	10mo	$282,000	$190	65
11325 E 38 Pl	0.19mi	2/2.0 (-1)	1,496 (-10%)	8mo	$180,000	$120	62
11326 E 38 St	0.24mi	2/2.0 (-1)	1,438 (-14%)	1mo	$216,000	$150	60
11417 S Mesa Dr	0.39mi	3/2.0	1,542 (-8%)	15mo	$255,000	$165	56
11433 E 38 Ln	0.30mi	3/3.0	1,440 (-14%)	5mo	$325,000	$226	55
11337 E 34 St	0.64mi	2/2.0 (-1)	1,561 (-6%)	5mo	$215,000	$138	51
11459 E 37 St	0.46mi	2/2.0 (-1)	1,530 (-8%)	15mo	$285,000	$186	47
11194 E 35 Pl	0.49mi	2/2.0 (-1)	1,472 (-12%)	9mo	$220,000	$149	45
11279 S Phoenix Dr	0.55mi	2/2.0 (-1)	1,429 (-14%)	1mo	$199,900	$140	45
11386 S Scottsdale Dr	0.53mi	2/2.0 (-1)	1,419 (-15%)	4mo	$185,000	$130	42
11477 E 35 St	0.62mi	2/2.0 (-1)	1,840 (+10%)	13mo	$282,000	$153	38

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: -12.2%
• Equity multiple: 0.55×
• Total profit: $-27,448
• Equity at exit: $32,728

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-5,502
• Equity at exit: $18,978

Cash invested: $61,460 (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: 415
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,850 high
• Mortgage (P&I): −$1,151
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$91
• HOA: −$33
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $85

Break-even live

Break-even rent $1,742

Max offer price $219,500

Occupancy floor 90%

Sensitivity live

Price	-10% $209	-5% $147	+0% $85	+5% $23	+10% $-39
Rent	-10% $-61	-5% $12	+0% $85	+5% $158	+10% $231
Rate	-1.0pp $196	-0.5pp $141	base $85	+0.5pp $28	+1.0pp $-30

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: $54,875
• Closing costs: $6,585
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10638 E 38th Pl Yuma, AZ	3.0	2.0	1572	$1,650	$1.05	23d	1	0.49mi
11381 S Kingman Ave Yuma, AZ	3.0	2.0	1247	$1,650	$1.32	15d	1	0.64mi
11367 S Kingman Ave Yuma, AZ	2.0	2.0	1200	$1,495	$1.25	15d	1	0.65mi
12627 S Prescott Rd Yuma, AZ	3.0	2.0	1168	$1,500	$1.28	15d	1	0.75mi
11525 S Chaparral Dr Yuma, AZ	2.0	2.0	1102	$1,700	$1.54	15d	1	0.76mi
11623 E 33rd Way Yuma, AZ	3.0	2.0	1386	$1,795	$1.30	15d	1	0.84mi
12115 E 39th St Yuma, AZ	3.0	2.0	1666	$1,700	$1.02	15d	1	0.89mi
10164 E 39th St Yuma, AZ	3.0	2.0	1498	$1,800	$1.20	15d	1	1.03mi
10768 S Monterrey Way Yuma, AZ	3.0	2.0	1653	$1,995	$1.21	23d	1	1.12mi
10155 E 35th St Yuma, AZ	3.0	2.0	1460	$1,750	$1.20	15d	1	1.16mi
11486 E Del Golfo Yuma, AZ	4.0	3.0	1637	$1,800	$1.10	15d	1	1.17mi
11649 E 33rd Pl Yuma, AZ	3.0	2.0	1300	$1,700	$1.31	15d	1	1.19mi
10736 S Calle Raquel Yuma, AZ	3.0	2.5	1308	$1,600	$1.22	15d	1	1.37mi
9927 E 36th Pl Yuma, AZ	4.0	3.0	1790	$2,000	$1.12	15d	1	1.44mi
11482 E Via Montana Yuma, AZ	4.0	2.0	1993	$2,500	$1.25	23d	1	1.44mi
10584 E Amber Dr Yuma, AZ	3.0	2.0	1976	$1,600	$0.81	15d	1	1.45mi
10685 S Calle Raquel Yuma, AZ	3.0	2.5	1190	$2,500	$2.10	15d	1	1.45mi
10608 Avenida Canela Yuma, AZ	3.0	2.0	1580	$1,800	$1.14	15d	1	1.47mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 26 events

1. 2026-06-21
   days on market $219,500 Active 115 DOM
2. 2026-06-19
   days on market $219,500 Active 113 DOM
3. 2026-06-18
   days on market $219,500 Active 112 DOM
4. 2026-06-17
   days on market $219,500 Active 111 DOM
5. 2026-06-16
   days on market $219,500 Active 110 DOM
6. 2026-06-15
   days on market $219,500 Active 109 DOM
7. 2026-06-14
   days on market $219,500 Active 107 DOM
8. 2026-06-13
   days on market $219,500 Active 106 DOM
9. 2026-06-10
   days on market $219,500 Active 104 DOM
10. 2026-06-09
    days on market $219,500 Active 103 DOM
11. 2026-06-08
    days on market $219,500 Active 102 DOM
12. 2026-06-07
    days on market $219,500 Active 101 DOM
13. 2026-06-05
    days on market $219,500 Active 98 DOM
14. 2026-06-02
    days on market $219,500 Active 96 DOM
15. 2026-06-01
    days on market $219,500 Active 95 DOM
16. 2026-05-31
    days on market $219,500 Active 94 DOM
17. 2026-05-30
    days on market $219,500 Active 93 DOM
18. 2026-02-26
    listed $219,500 Active
19. 2025-04-30
    price $230,000
20. 2025-01-09
    price $235,000
21. 2019-01-27
    soldstatus $57,000 460-char remark

    Show marketing remark (460 chars)

    Brand new roof. Wide lot, full awning on left, tandem carport on right and RV slab on right of home. Lot is 7,979 SF. Storage shed in back. Vaulted ceilings, home has formal and informal areas. Large laundry room with deep sink and cabinets. Built in hutch in formal area. Kitchen with more cabinets, curio cabinet, built in cook top, wall ovens, dishwasher, breakfast bar, and window that looks out to carport area. Offers are to be submitted at HomePath.com.

22. 2018-06-11
    listed $64,900 460-char remark

    Show marketing remark (460 chars)

    Brand new roof. Wide lot, full awning on left, tandem carport on right and RV slab on right of home. Lot is 7,979 SF. Storage shed in back. Vaulted ceilings, home has formal and informal areas. Large laundry room with deep sink and cabinets. Built in hutch in formal area. Kitchen with more cabinets, curio cabinet, built in cook top, wall ovens, dishwasher, breakfast bar, and window that looks out to carport area. Offers are to be submitted at HomePath.com.

23. 2003-06-20
    soldstatus $98,000
24. 2001-05-04
    soldstatus $88,000
25. 1999-12-17
    soldstatus $86,000
26. 1987-01-01
    soldstatus $11,750

ⓘ 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: $1,211 · $101/mo
• Projected year-2 tax: $1,449 · $121/mo
• Expected delta: +$238/yr (+$20/mo · 19.7%)

ⓘ 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 5 d/yr ≥114°F today · 12 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: $22,201
• − Mortgage interest: −$12,295
• − Property taxes: −$1,211
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − HOA: −$396
• − Depreciation: −$6,385
• Taxable loss: −$2,736
• Est. tax savings @ 24.0%: +$657
• After-tax cash flow: $1,678/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 — 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

+1768.1% since first listed

9 events — show timeline

• 2026-02-26 Listed $219,500 YAR
• 2025-04-30 Price Changed $230,000 YAR
• 2025-01-09 Price Changed $235,000 YAR
• 2019-01-27 Sold (MLS) $57,000 YAR
• 2018-06-11 Listed $64,900 YAR
• 2003-06-20 Sold (Public Records) $98,000 Public Records
• 2001-05-04 Sold (Public Records) $88,000 Public Records
• 1999-12-17 Sold (Public Records) $86,000 Public Records
• 1987-01-01 Sold (Public Records) $11,750 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,211 · +2.6% YoY. Source: county tax records.