3680 S 10 Ave · Yuma, AZ 85365

$198,900

3 bd · 2.0 ba · 1,202 sqft · Manufactured public records · 52 Days on market

Built 2000 4,179 sqft lot Est $143k · 39% over $70/mo HOA · 4% of rent

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Why this score? — see what drove the F 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 +14.9/30.0
• DSCR +4.5/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

BACK ON THE MARKET due to no fault of the seller! Welcome to your perfect desert retreat in the highly desirable Desert Lakes 55+ community. This charming 1,202 sq. ft. manufactured home is the definition of "move-in ready, " boasting modern upgrades and a thoughtful layout that makes the most of every inch. Upon entry, you’ll immediately notice the stylish and durable flooring that flows throughout the home, offering a seamless, contemporary look that is as practical as it is beautiful. The home features a rare and spacious 3-bedroom split floorplan configuration, providing plenty of versatility for a home office, craft room, or hosting overnight guests. Each bedroom is a c

Key facts

• Attached carport
• 4,179 sq ft lot
• Garage

Tags

• ATTACHED CARPORT
• GENEROUS STORAGE ROOM
• CLOSE TO YUMA MAIN LIBRARY

Property features AI

Finance

• HOA & community: Homeowners association with a $70 fee

Exterior

• Parking: Two total parking spaces; Two covered spaces; Attached carport
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Manufactured home (residential); Located in a senior community; Paved road access
• Exterior features: Covered patio; Shed

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range; Water purifier
• Flooring: Other
• Bathrooms: Two three-quarter bathrooms
• Heating & cooling: Heating; Cooling
• Interior features: Blinds; Smoke detectors
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $57 ($681/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 $173k (13.1% below list).
• Recommended offer: $173k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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); 468 active listings in the ZIP; 10 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).

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 52 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $53k; list at $199k implies a 275% 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 $172,758 (13.1% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 13% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.87% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $143,038
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3748 S Lakeside Dr	0.13mi	2/2.0 (-1)	1,152 (-4%)	4mo	$130,000	$113	79
3789 S Chapala Cir	0.22mi	2/2.0 (-1)	1,261 (+5%)	0mo	$179,900	$143	76
531 W Ocotillo Ln	0.31mi	2/2.0 (-1)	1,248 (+4%)	2mo	$194,000	$155	72
686 W Rainbow Ln	0.24mi	2/2.0 (-1)	1,152 (-4%)	11mo	$115,000	$100	67
549 W Ocotillo Ln	0.30mi	2/1.0 (-1)	1,248 (+4%)	5mo	$119,000	$95	66
582 W Rainbow Ln	0.30mi	2/2.0 (-1)	1,152 (-4%)	11mo	$136,000	$118	65
3460 S Redondo Rd	0.60mi	2/2.0 (-1)	1,222 (+2%)	8mo	$145,000	$119	57
3583 S Kings Ct #10	0.31mi	2/2.0 (-1)	1,050 (-13%)	5mo	$137,000	$130	55
423 W Ocotillo Ln	0.38mi	2/2.0 (-1)	1,064 (-12%)	8mo	$155,000	$146	51
3452 S Redondo Rd	0.61mi	2/2.0 (-1)	1,272 (+6%)	10mo	$150,000	$118	48
3531 S Canyon Ave	0.66mi	2/2.0 (-1)	1,344 (+12%)	0mo	$120,000	$89	44
52 W Casa Blanca Dr	0.68mi	2/2.0 (-1)	1,040 (-14%)	3mo	$146,000	$140	39

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: -17.6%
• Equity multiple: 0.39×
• Total profit: $-33,696
• Equity at exit: $29,657

10-year hold

• IRR: -16.4%
• Equity multiple: 0.20×
• Total profit: $-44,316
• Equity at exit: $17,197

Cash invested: $55,692 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$1,043
• Tax from tax record: −$112 /mo · $1,346/yr
• Insurance: −$83
• HOA: −$70
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $57

Break-even live

Break-even rent $1,656

Max offer price $198,900

Occupancy floor 92%

Sensitivity live

Price	-10% $169	-5% $113	+0% $57	+5% $0	+10% $-56
Rent	-10% $-80	-5% $-12	+0% $57	+5% $125	+10% $193
Rate	-1.0pp $157	-0.5pp $107	base $57	+0.5pp $5	+1.0pp $-47

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: $49,725
• Closing costs: $5,967
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1169 W 34th St Yuma, AZ	3.0	1.5	1430	$1,750	$1.22	14d	1	0.35mi
3749 S 4th Ave Unit 224 Yuma, AZ	2.0	2.0	960	$1,400	$1.46	22d	1	0.53mi
225 W Catalina Dr Yuma, AZ	1.0–2.0	1.0–2.0	777	$1,363	$1.75	14d	7	1.03mi
1900 W 30th St Yuma, AZ	2.0–3.0	2.0	1024	$1,136	$1.11	14d	1	1.18mi
515 E Country Club Dr Unit 515B Yuma, AZ	2.0	1.0	800	$1,200	$1.50	14d	1	1.22mi
517 E Country Club Dr Unit 517D Yuma, AZ	2.0	1.0	800	$1,200	$1.50	14d	1	1.23mi
1778 W 28th St Yuma, AZ	3.0	2.0	1200	$3,300	$2.75	14d	1	1.28mi
2714 S Virginia Dr Yuma, AZ	2.0	1.0	750	$925	$1.23	14d	2	1.33mi
143 W 27th Pl Yuma, AZ	3.0	2.0	1277	$1,500	$1.17	22d	1	1.36mi
2668 S Madison Ave Yuma, AZ	4.0	2.0	1356	$1,600	$1.18	14d	1	1.48mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 31 events

1. 2026-06-21
   days on market $198,900 Active 52 DOM
2. 2026-06-19
   days on market $198,900 Active 50 DOM
3. 2026-06-18
   days on market $198,900 Active 49 DOM
4. 2026-06-17
   days on market $198,900 Active 48 DOM
5. 2026-06-16
   days on market $198,900 Active 47 DOM
6. 2026-06-15
   days on market $198,900 Active 46 DOM
7. 2026-06-14
   days on market $198,900 Active 44 DOM
8. 2026-06-13
   days on market $198,900 Active 43 DOM
9. 2026-06-10
   days on market $198,900 Active 41 DOM
10. 2026-06-09
    days on market $198,900 Active 40 DOM
11. 2026-06-08
    days on market $198,900 Active 39 DOM
12. 2026-06-07
    days on market $198,900 Active 38 DOM
13. 2026-06-05
    days on market $198,900 Active 35 DOM
14. 2026-06-02
    statusdays on market $198,900 Active 33 DOM
15. 2026-06-01
    days on market $198,900 Active Under Contract 32 DOM
16. 2026-05-31
    days on market $198,900 Active Under Contract 31 DOM
17. 2026-05-30
    days on market $198,900 Active Under Contract 30 DOM
18. 2026-05-02
    historical Active Under Contract
19. 2026-04-30
    listed $198,900 Active
20. 2024-10-05
    historical $1,850
21. 2024-08-13
    listed $1,850
22. 2024-07-04
    historical $1,850
23. 2024-06-12
    listed $1,850
24. 2024-03-22
    historical $1,850
25. 2024-02-28
    listed $1,850
26. 2024-01-28
    historical $1,850
27. 2024-01-09
    listed $1,850
28. 2021-11-03
    soldstatus $53,000
29. 2018-02-13
    soldstatus $106,000
30. 2006-02-15
    soldstatus $157,000
31. 2004-12-13
    soldstatus $115,000

ⓘ 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: $1,346 · $112/mo
• Projected year-2 tax: $1,346 · $112/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥113°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,731
• − Mortgage interest: −$11,141
• − Property taxes: −$1,346
• − Insurance: −$994
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − HOA: −$840
• − Depreciation: −$5,786
• Taxable loss: −$2,694
• Est. tax savings @ 24.0%: +$647
• After-tax cash flow: $1,327/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

+73.0% since first listed

14 events — show timeline

• 2026-05-02 Contingent — YAR
• 2026-04-30 Listed $198,900 YAR
• 2024-10-05 Rental Removed $1,850 Avail
• 2024-08-13 Listed for Rent $1,850 Avail
• 2024-07-04 Rental Removed $1,850 Avail
• 2024-06-12 Listed for Rent $1,850 Avail
• 2024-03-22 Rental Removed $1,850 Avail
• 2024-02-28 Listed for Rent $1,850 Avail
• 2024-01-28 Rental Removed $1,850 Avail
• 2024-01-09 Listed for Rent $1,850 Avail
• 2021-11-03 Sold (Public Records) $53,000 Public Records
• 2018-02-13 Sold (Public Records) $106,000 Public Records
• 2006-02-15 Sold (Public Records) $157,000 Public Records
• 2004-12-13 Sold (Public Records) $115,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,346 · +3.5% YoY. Source: county tax records.