3781 S Lakeside Dr · Yuma, AZ 85365

$179,900

2 bd · 2.0 ba · 1,256 sqft · Manufactured public records · 13 Days on market

Built 1986 4,592 sqft lot Est $148k · 21% over $70/mo HOA · 4% 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 +21.9/30.0
• DSCR +7.0/10.0
• 1% rule +5.1/10.0
• 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 MLS

Come see this beautiful, manufactured home located in a desirable 55+ community! With 2 bedrooms and 2 bathrooms, this home boasts plenty of space for comfortable living. Inside you'll find great updates- new windows throughout, remodeled showers with custom tile work, new cabinet doors with cushion shut, and a new HVAC system. Don't miss the AZ room, perfect for enjoying the beautiful weather! Conveniently located by the golf course, shopping and restaurants. HOA provides great amenities for just $65/mo.

Key facts

• Clubhouse
• Updated bathrooms
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• FUNCTIONAL FLOOR PLAN
• HEATED POOL
• HEATED JACUZZI
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Homeowners association with $70 monthly fee; Located in the Desert Lakes subdivision; Senior community; Curbs in community

Exterior

• Parking: Attached carport (2 covered spaces); Total 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story manufactured home; Residential property
• Construction: Mobile home / manufactured construction
• Exterior features: Covered patio; Shed(s); Paved road access

Interior

• Kitchen: Refrigerator; Microwave; Dishwasher; Electric range
• Flooring: Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating; Cooling
• Interior features: Double pane windows with blinds; Disposal; Water purifier; No fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.2% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,399 units permitted in Yuma County in 2024 (180 in 5+ unit buildings).
• This rent runs 31% of the median local income ($70k/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 $1k of loan paydown is wiped out by about $5k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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.

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 $179,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.01% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $148,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3789 S Chapala Cir	0.11mi	2/2.0	1,261 (+0%)	0mo	$179,900	$143	94
3748 S Lakeside Dr	0.05mi	2/2.0	1,152 (-8%)	4mo	$130,000	$113	80
531 W Ocotillo Ln	0.36mi	2/2.0	1,248 (-1%)	2mo	$194,000	$155	80
549 W Ocotillo Ln	0.36mi	2/1.0	1,248 (-1%)	5mo	$119,000	$95	74
925 W Desert View Ln	0.05mi	2/2.0	1,392 (+11%)	7mo	$176,500	$127	74
3717 S Lakeside Cir	0.12mi	2/1.5	1,121 (-11%)	12mo	$179,900	$160	65
686 W Rainbow Ln	0.36mi	2/2.0	1,152 (-8%)	11mo	$115,000	$100	60
582 W Rainbow Ln	0.40mi	2/2.0	1,152 (-8%)	11mo	$136,000	$118	58
3460 S Redondo Rd	0.71mi	2/2.0	1,222 (-3%)	8mo	$145,000	$119	56
3452 S Redondo Rd	0.72mi	2/2.0	1,272 (+1%)	10mo	$150,000	$118	56
3592 S Jasper Ave	0.57mi	2/2.0	1,392 (+11%)	9mo	$105,000	$75	48
3570 S Canyon Ave	0.71mi	2/2.0	1,440 (+15%)	6mo	$139,000	$97	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.67×
• Total profit: $-16,555
• Equity at exit: $26,824

10-year hold

• IRR: -4.1%
• Equity multiple: 0.76×
• Total profit: $-12,044
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,825 high
• Mortgage (P&I): −$943
• Tax from tax record: −$71 /mo · $856/yr
• Insurance: −$75
• HOA: −$70
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $282

Break-even live

Break-even rent $1,468

Max offer price $179,900

Occupancy floor 80%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3533 S Cholla Dr Yuma, AZ	2.0	2.0	1814	$2,495	$1.38	20d	1	0.39mi
1169 W 34th St Yuma, AZ	3.0	1.5	1430	$1,750	$1.22	13d	1	0.48mi
3749 S 4th Ave Unit 224 Yuma, AZ	2.0	2.0	960	$1,400	$1.46	20d	1	0.53mi
225 W Catalina Dr Yuma, AZ	1.0–2.0	1.0–2.0	777	$1,363	$1.75	13d	7	1.15mi
1900 W 30th St Yuma, AZ	2.0–3.0	2.0	1024	$804	$0.79	13d	1	1.29mi
1778 W 28th St Yuma, AZ	3.0	2.0	1200	$3,300	$2.75	13d	1	1.40mi
143 W 27th Pl Yuma, AZ	3.0	2.0	1277	$1,500	$1.17	20d	1	1.48mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 12 events

1. 2026-06-19
   days on market $179,900 Active 13 DOM
2. 2026-06-18
   days on market $179,900 Active 12 DOM
3. 2026-06-17
   days on market $179,900 Active 11 DOM
4. 2026-06-16
   days on market $179,900 Active 10 DOM
5. 2026-06-15
   days on market $179,900 Active 9 DOM
6. 2026-06-14
   days on market $179,900 Active 7 DOM
7. 2026-06-13
   days on market $179,900 Active 6 DOM
8. 2026-06-10
   days on market $179,900 Active 4 DOM
9. 2026-06-09
   days on market $179,900 Active 3 DOM
10. 2026-06-08
    days on market $179,900 Active 2 DOM
11. 2026-06-07
    remarks 668-char remark
12. 2026-06-07
    listed $179,900 Active 1 DOM

ⓘ 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: $856 · $71/mo
• Projected year-2 tax: $1,187 · $99/mo
• Expected delta: +$332/yr (+$28/mo · 38.7%)

ⓘ 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 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: $21,901
• − Mortgage interest: −$10,077
• − Property taxes: −$856
• − Insurance: −$900
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − HOA: −$840
• − Depreciation: −$5,233
• Taxable income: $491
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $3,268/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

+63.5% since first listed

15 events — show timeline

• 2026-06-06 Listed $179,900 YAR
• 2023-06-22 Sold (Public Records) $165,000 Public Records
• 2023-06-22 Sold (MLS) $165,000 YAR
• 2023-05-31 Contingent — YAR
• 2023-05-11 Relisted — YAR
• 2023-05-07 Contingent — YAR
• 2023-05-01 Price Changed $170,000 YAR
• 2023-04-14 Listed $175,000 YAR
• 2018-05-16 Sold (Public Records) $84,000 Public Records
• 2018-05-16 Sold (MLS) $84,000 YAR
• 2018-03-14 Listed $89,900 YAR
• 2018-01-24 Sold (MLS) $45,000 YAR
• 2017-07-12 Listed $49,900 YAR
• 2009-11-02 Sold (Public Records) $112,500 Public Records
• 2005-06-17 Sold (Public Records) $110,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $856 · -9.7% YoY. Source: county tax records.