13209 E 47 St · Fortuna Foothills, AZ 85367

$136,000

2 bd · 2.0 ba · 978 sqft · Manufactured public records · 18 Days on market

Built 1999 7,051 sqft lot Est $195k · 30% under

---

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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.1/10.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

3209 E. 47th Street offers a unique opportunity for buyers looking for space, views, and potential. The elevated covered deck provides fantastic views of the surrounding area and is the perfect spot to relax and enjoy the outdoors. Features a large lot with plenty of room for RVs, a detached workshop adds even more versatility and could potentially be converted into a bathroom, laundry room or Kitchen area for RV guest unit, depending on your needs and vision. This property is full of possibilities and is waiting for the right owner. Whether you're looking for a spacious retreat, a project with great upside, or room to expand, this is one you won't want to miss. Come take a look and imagin

Key facts

• Large lot
• Detached workshop
• 7,051 sq ft lot

Tags

• ELEVATED COVERED DECK
• LARGE LOT
• DETACHED WORKSHOP

Property features AI

Exterior

• Parking: 1 total parking space; 1 covered space; Attached carport
• Utilities: Public water; Public sewer
• Home design: Manufactured home (Residential); Located in Foothills Mobile Est #16
• Exterior features: Paved road access; Workshop on the property; Curbs in the community

Interior

• Kitchen: Electric range
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Electric range; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $136k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $136k).
• Recommended offer: $134k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 rising fast (+4.5%/yr); 413 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $940 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.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($134k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,960 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $194,622
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13345 E 46 Dr	0.18mi	2/1.0	955 (-2%)	3mo	$165,000	$173	82
13239 E 48 Dr	0.21mi	2/2.0	1,056 (+8%)	0mo	$219,000	$207	76
12599 S El Camino Del Diablo	0.46mi	2/2.0	960 (-2%)	3mo	$165,000	$172	73
12754 S Joleane Ave	0.25mi	2/2.0	1,056 (+8%)	3mo	$185,000	$175	73
13138 E 49 Dr	0.29mi	2/2.0	879 (-10%)	2mo	$166,000	$189	68
13555 E 47 Dr	0.43mi	2/3.0	938 (-4%)	2mo	$215,000	$229	68
13208 E 48 St	0.12mi	2/1.0	848 (-13%)	1mo	$168,800	$199	67
13309 E 52 Dr	0.72mi	2/2.0	968 (-1%)	2mo	$175,000	$181	64
12576 E 44 Dr	0.64mi	2/2.0	1,077 (+10%)	3mo	$245,000	$227	51
13714 E 47 Ln	0.64mi	3/2.0 (+1)	1,056 (+8%)	1mo	$220,000	$208	51
13209 E 42 Dr	0.55mi	2/2.0	839 (-14%)	3mo	$167,000	$199	48
12478 S Ironwood Dr	0.65mi	3/2.0 (+1)	1,064 (+9%)	3mo	$210,000	$197	47

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,810
• Equity at exit: $20,278

10-year hold

• IRR: 9.1%
• Equity multiple: 1.74×
• Total profit: $28,174
• Equity at exit: $11,759

Cash invested: $38,080 (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: 413
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,373 high
• Mortgage (P&I): −$713
• Tax from tax record: −$45 /mo · $534/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $271

Break-even live

Break-even rent $1,031

Max offer price $136,000

Occupancy floor 75%

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13595 E 51st St Yuma, AZ	1.0	1.0	900	$900	$1.00	13d	1	0.66mi
13244 E 41st Ln Yuma, AZ	2.0	1.0	948	$1,200	$1.27	13d	1	0.71mi
13117 E 41st St Yuma, AZ	2.0	2.0	1091	$1,400	$1.28	13d	1	0.78mi
13388 E 41st Dr Yuma, AZ	2.0	1.0	832	$1,200	$1.44	13d	1	0.79mi
13292 E 41st St Yuma, AZ	1.0	1.0	700	$1,195	$1.71	13d	1	0.80mi
13818 E 52nd Dr Yuma, AZ	2.0	1.0	864	$1,300	$1.50	13d	1	0.98mi
13289 S Onammi Ave Yuma, AZ	2.0	2.0	950	$1,600	$1.68	13d	1	1.27mi

Listing history 14 events

1. 2026-06-19
   days on market $136,000 Active 18 DOM
2. 2026-06-18
   days on market $136,000 Active 17 DOM
3. 2026-06-17
   days on market $136,000 Active 16 DOM
4. 2026-06-16
   days on market $136,000 Active 15 DOM
5. 2026-06-15
   days on market $136,000 Active 14 DOM
6. 2026-06-14
   days on market $136,000 Active 12 DOM
7. 2026-06-13
   days on market $136,000 Active 11 DOM
8. 2026-06-10
   days on market $136,000 Active 9 DOM
9. 2026-06-09
   days on market $136,000 Active 8 DOM
10. 2026-06-08
    days on market $136,000 Active 7 DOM
11. 2026-06-07
    days on market $136,000 Active 6 DOM
12. 2026-06-05
    days on market $136,000 Active 3 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $136,000 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: $534 · $45/mo
• Projected year-2 tax: $898 · $75/mo
• Expected delta: +$363/yr (+$30/mo · 68.0%)

ⓘ 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 5 d/yr ≥113°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,482
• − Mortgage interest: −$7,618
• − Property taxes: −$534
• − Insurance: −$680
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$3,956
• Taxable income: $1,056
• Est. tax owed @ 24.0%: −$253
• After-tax cash flow: $2,994/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

+597.4% since first listed

4 events — show timeline

• 2026-06-01 Listed $136,000 YAR
• 2023-04-21 Sold (Public Records) $165,000 Public Records
• 2018-01-05 Sold (Public Records) $59,000 Public Records
• 1994-04-01 Sold (Public Records) $19,500 Public Records

Property tax history

-3.7%/yr

Latest (2025): $534 · +3.2% YoY. Source: county tax records.