3477 S Siesta Rd · Yuma, AZ 85365

$115,000

2 bd · 2.0 ba · 910 sqft · Manufactured public records · 35 Days on market

Built 1976 3,733 sqft lot Est $121k · at est. $57/mo HOA · 4% of rent

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Why this score? — see what drove the C+ 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 +27.0/30.0
• ARV discount +9.7/15.0
• DSCR +9.3/10.0
• 1% rule +6.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming furnished 2-bedroom, 2-bath home located in the desirable Rio Colorado 55+ community, offering an active and welcoming lifestyle with access to a community pool and a variety of resident activities year-round. This well-maintained single-wide home features an inviting living room that flows seamlessly into the kitchen, complete with a dining area and pantry for added convenience. The split floor plan provides privacy for both owners and guests, with the primary suite featuring its own private walk-in shower. A spacious laundry room offers flexible use as a home office, craft room, or additional storage space. The enclosed Arizona room provides extra living space perfect for relaxin

Key facts

• Split floor plan
• 3,733 sq ft lot
• Garage

Tags

• SPLIT FLOOR PLAN
• PRIVATE WALK-IN SHOWER
• SPACIOUS LAUNDRY ROOM
• ENCLOSED ARIZONA ROOM
• LARGE COVERED CARPORT
• ADDITIONAL CEMENT PAD

Property features AI

Finance

• HOA & community: Homeowners association (association fee $680); Community features include curbs and sidewalks

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; Attached carport (2 carport spaces); Open parking available
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Manufactured home (mobile home); Residential property; Located in Rio Colorado Est subdivision; Senior community
• Construction: Manufactured home construction
• Exterior features: Covered patio; Shed on property; Paved road access

Interior

• Kitchen: Refrigerator; Gas range
• Flooring: Carpet; Other flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Cooling present
• Interior features: Smoke detectors installed; No fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $795 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $115k implies a 147% 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.17% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $121,030
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3473 S Hermosa Rd	0.08mi	2/2.0	882 (-3%)	2mo	$119,900	$136	90
3470 S Redondo Rd	0.06mi	2/1.0	840 (-8%)	5mo	$87,000	$104	76
270 W El Camino Dr	0.12mi	2/2.0	958 (+5%)	14mo	$145,000	$151	74
3541 S Canyon Ave	0.11mi	2/1.0	824 (-10%)	2mo	$98,000	$119	73
52 W Casa Blanca Dr	0.05mi	2/2.0	1,040 (+14%)	3mo	$146,000	$140	71
3529 S Banff Ave	0.08mi	2/2.0	840 (-8%)	14mo	$127,000	$151	71
3571 S Kings Ct	0.33mi	1/1.0 (-1)	872 (-4%)	8mo	$70,000	$80	62
1100 W 34 Pl	0.63mi	2/2.0	960 (+6%)	0mo	$128,000	$133	61
3579 S Kings Ct	0.33mi	2/1.0	848 (-7%)	14mo	$80,000	$94	58
3667 S Century Dr	0.43mi	2/2.0	980 (+8%)	12mo	$129,000	$132	57
3420 S Kings Ct	0.33mi	2/1.5	814 (-10%)	16mo	$104,000	$128	52
707 W Ocotillo Ln	0.46mi	2/2.0	788 (-13%)	8mo	$118,500	$150	50

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: -1.8%
• Equity multiple: 0.94×
• Total profit: $-2,091
• Equity at exit: $17,147

10-year hold

• IRR: 4.5%
• Equity multiple: 1.29×
• Total profit: $9,285
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$603
• Tax from tax record: −$33 /mo · $400/yr
• Insurance: −$48
• HOA: −$57
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $322

Break-even live

Break-even rent $938

Max offer price $115,000

Occupancy floor 71%

Sensitivity live

Price	-10% $387	-5% $354	+0% $322	+5% $289	+10% $257
Rent	-10% $216	-5% $269	+0% $322	+5% $375	+10% $428
Rate	-1.0pp $380	-0.5pp $351	base $322	+0.5pp $292	+1.0pp $262

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3749 S 4th Ave Unit 224 Yuma, AZ	2.0	2.0	960	$1,400	$1.46	21d	1	0.43mi
225 W Catalina Dr Yuma, AZ	1.0–2.0	1.0–2.0	777	$1,363	$1.75	13d	7	0.54mi
515 E Country Club Dr Unit 515B Yuma, AZ	2.0	1.0	800	$1,200	$1.50	13d	1	0.55mi
517 E Country Club Dr Unit 517D Yuma, AZ	2.0	1.0	800	$1,200	$1.50	13d	1	0.55mi
2714 S Virginia Dr Yuma, AZ	2.0	1.0	750	$925	$1.23	13d	2	0.90mi
2621 S Virginia Dr Unit 206 Yuma, AZ	1.0	1.0	580	$850	$1.47	21d	1	1.02mi
701 E 24th St Yuma, AZ	1.0	1.0	608	$1,000	$1.64	13d	1	1.32mi
1900 W 30th St Yuma, AZ	2.0–3.0	2.0	1024	$804	$0.79	13d	1	1.39mi

HOA detail

• Monthly dues: $57 · $684/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-19
   days on market $115,000 Active 35 DOM
2. 2026-06-18
   days on market $115,000 Active 34 DOM
3. 2026-06-17
   days on market $115,000 Active 33 DOM
4. 2026-06-16
   days on market $115,000 Active 32 DOM
5. 2026-06-15
   days on market $115,000 Active 31 DOM
6. 2026-06-14
   days on market $115,000 Active 29 DOM
7. 2026-06-13
   days on market $115,000 Active 28 DOM
8. 2026-06-10
   days on market $115,000 Active 26 DOM
9. 2026-06-09
   days on market $115,000 Active 25 DOM
10. 2026-06-08
    days on market $115,000 Active 24 DOM
11. 2026-06-07
    days on market $115,000 Active 23 DOM
12. 2026-06-05
    days on market $115,000 Active 20 DOM
13. 2026-06-02
    days on market $115,000 Active 18 DOM
14. 2026-06-01
    days on market $115,000 Active 17 DOM
15. 2026-05-31
    days on market $115,000 Active 16 DOM
16. 2026-05-30
    days on market $115,000 Active 15 DOM
17. 2026-05-15
    listed $115,000 Active
18. 1990-04-01
    soldstatus $46,500

ⓘ 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: $400 · $33/mo
• Projected year-2 tax: $759 · $63/mo
• Expected delta: +$359/yr (+$30/mo · 89.9%)

ⓘ 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,150
• − Mortgage interest: −$6,442
• − Property taxes: −$400
• − Insurance: −$575
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − HOA: −$684
• − Depreciation: −$3,345
• Taxable income: $2,120
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $3,354/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

+147.3% since first listed

2 events — show timeline

• 2026-05-15 Listed $115,000 YAR
• 1990-04-01 Sold (Public Records) $46,500 Public Records

Property tax history

-0.6%/yr

Latest (2025): $400 · +3.4% YoY. Source: county tax records.