11451 S Hunter Ave · Fortuna Foothills, AZ 85365

$145,000

2 bd · 2.0 ba · 400 sqft · Manufactured public records · 210 Days on market

Built 1985 6,975 sqft lot

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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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +3.8/10.0
• Livability +3.0/5.0
• 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

Amazing 6875 Sq Ft Lot on Septic! Features 2 RV Hook-Ups. 2 Cement RV Pads, Power Meter & Water Meter. Great Investment Property.

Key facts

• 6,975 sq ft lot
• Listed 210 days

Property features AI

Exterior

• Utilities: Septic tank sewer
• Home design: Manufactured home; Residential property
• Construction: Located in Foothills Mobile Est #06
• Exterior features: Paved road access; Sidewalks

Interior

• Flooring: Other
• Bathrooms: Two 3/4 bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Other flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $153 ($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 $127k (12.4% below list).
• Recommended offer: $127k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 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 $1k of loan paydown is wiped out by about $4k 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 210 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $24k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $145k implies a 346% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,958 (12.4% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.88% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $77,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11529 S Sandra Ave	0.20mi	1/1.0 (-1)	400 (0%)	5mo	$113,500	$284	78
11393 S Maria Rosa Dr	0.26mi	1/1.0 (-1)	396 (-1%)	2mo	$51,250	$129	76
11423 S Maria Rosa Dr	0.25mi	1/1.0 (-1)	398 (-0%)	4mo	$60,000	$151	75
11463 S Maria Rosa Dr	0.25mi	1/1.0 (-1)	409 (+2%)	2mo	$85,000	$208	74
12276 S Maria Rosa Pl	0.45mi	2/1.0	405 (+1%)	3mo	$78,000	$193	70
11281 S Clara Anita Dr #22	0.35mi	1/1.0 (-1)	395 (-1%)	4mo	$70,000	$177	70
11409 S Clara Anita Dr	0.28mi	1/1.0 (-1)	385 (-4%)	3mo	$76,000	$197	69
11370 S Clara Anita Dr	0.32mi	1/1.0 (-1)	402 (+0%)	7mo	$99,500	$248	69
11341 S Maria Rosa Dr	0.29mi	1/1.0 (-1)	386 (-4%)	6mo	$68,900	$178	67
11275 S Clara Anita Dr #21	0.36mi	1/1.0 (-1)	391 (-2%)	5mo	$73,000	$187	67
11360 S Maria Rosa Dr	0.29mi	1/1.0 (-1)	420 (+5%)	4mo	$67,300	$160	65
12156 E 39 St	0.59mi	1/1.0 (-1)	396 (-1%)	3mo	$120,000	$303	59

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: -12.3%
• Equity multiple: 0.57×
• Total profit: $-17,526
• Equity at exit: $21,620

10-year hold

• IRR: -7.7%
• Equity multiple: 0.57×
• Total profit: $-17,367
• Equity at exit: $12,537

Cash invested: $40,600 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,270 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $153

Break-even live

Break-even rent $1,075

Max offer price $145,000

Occupancy floor 83%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-08
   days on market $145,000 Active 210 DOM
2. 2026-06-07
   days on market $145,000 Active 209 DOM
3. 2026-06-05
   days on market $145,000 Active 206 DOM
4. 2026-06-02
   days on market $145,000 Active 204 DOM
5. 2026-06-01
   days on market $145,000 Active 203 DOM
6. 2026-05-31
   days on market $145,000 Active 202 DOM
7. 2026-05-30
   days on market $145,000 Active 201 DOM
8. 2026-04-08
   status Active
9. 2026-04-07
   historical
10. 2026-03-10
    price $145,000
11. 2026-03-10
    price $145,000
12. 2025-12-09
    price $155,000
13. 2025-12-04
    price $155,000
14. 2025-11-09
    listed $168,900 Active
15. 2018-12-28
    soldstatus $32,500 135-char remark

    Show marketing remark (135 chars)

    Amazing 6875 Sq Ft Lot on Septic! Features 2 RV Hook-Ups. 2 Cement RV Pads, Power Meter & Water Meter. Great Investment Property.

16. 2018-12-28
    soldstatus $65,000

    Show marketing remark (135 chars)

    Amazing 6875 Sq Ft Lot on Septic! Features 2 RV Hook-Ups. 2 Cement RV Pads, Power Meter & Water Meter. Great Investment Property.

17. 2018-02-02
    listed $39,876 135-char remark

    Show marketing remark (135 chars)

    Amazing 6875 Sq Ft Lot on Septic! Features 2 RV Hook-Ups. 2 Cement RV Pads, Power Meter & Water Meter. Great Investment Property.

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $957 · $80/mo
• Expected delta: +$611/yr (+$51/mo · 176.6%)

ⓘ 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 6 d/yr ≥113°F today · 17 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: $15,235
• − Mortgage interest: −$8,122
• − Property taxes: −$346
• − Insurance: −$725
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$4,218
• Taxable loss: −$614
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $1,987/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): 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

+263.6% since first listed

10 events — show timeline

• 2026-04-08 Relisted — YAR
• 2026-04-07 Delisted — YAR
• 2026-03-10 Price Changed $145,000 YAR
• 2026-03-10 Price Changed $145,000 YAR
• 2025-12-09 Price Changed $155,000 YAR
• 2025-12-04 Price Changed $155,000 YAR
• 2025-11-09 Listed $168,900 YAR
• 2018-12-28 Sold (Public Records) $65,000 Public Records
• 2018-12-28 Sold (MLS) $32,500 YAR
• 2018-02-02 Listed $39,876 YAR

Property tax history

+2.8%/yr

Latest (2025): $346 · +3.2% YoY. Source: county tax records.