11394 E 36 St · Fortuna Foothills, AZ 85367

$149,900

2 bd · 1.5 ba · 770 sqft · Manufactured public records · 87 Days on market

Built 1984 7,013 sqft lot Est $152k · at est. $33/mo HOA · 2% of rent ↓ 9% since listing

---

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 +25.0/30.0
• ARV discount +8.3/15.0
• DSCR +8.2/10.0
• 1% rule +5.6/10.0
• 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

Move-in ready 2 bed, 1.5 bath home located in the quiet Yuma East 55+ community, close to shopping, restaurants, and easy access to I-8. This well-maintained home sits within walking distance to the community clubhouse where residents have the option to purchase an annual membership to enjoy the pool, gym, and social activities. The property features a low-maintenance yard, glassed-in Arizona room with swamp cooler, and a large workshop in the backyard with AC unit, perfect for hobbies or storage. Additional highlights include RV access with hookups and a location in an area where many residents live full-time. Priced to sell and ready for its new owners!

Key facts

• 7,013 sq ft lot
• Garage
• Built 1984

Tags

• WALKING DISTANCE TO CLUBHOUSE
• ANNUAL MEMBERSHIP TO POOL
• GLASSED-IN ARIZONA ROOM
• LARGE WORKSHOP IN BACKYARD
• RV ACCESS WITH HOOKUPS

Property features AI

Finance

• Financial info: Tax amount not included per instructions
• HOA & community: Homeowners association with a $33 association fee; Located in a 55+ senior community (Yuma East)

Exterior

• Parking: 1 total parking space; 1 covered space; Attached garage; Attached carport; 1 carport space; RV access/parking
• Security: No specific security features listed
• Utilities: Public water; Septic tank sewer; Road access via paved surface
• Home design: Manufactured home (mobile home); Single-story
• Construction: Year built not provided; Construction material not provided; Roof information not provided; Foundation information not provided
• Exterior features: RV hookup; Covered patio; Patio; Sliding doors; Workshop

Interior

• Kitchen: Refrigerator; Microwave; Dishwasher; Electric range
• Bedrooms: Information on bedroom count or levels not provided
• Flooring: Tile; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Has heating; Has cooling
• Interior features: Blinds and drapes; Water purifier
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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-, crime F, amenities 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.
• Zoned schools: Gila Ridge High School (math 13% / reading 17%, grade F, #263 of 381 statewide, top 70%, 2,309 students, 55% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 416 active listings in the ZIP; 4 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).
• This rent runs 33% of the median local income ($58k/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 $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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.06% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.38%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $152,460
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11394 E 36 St	0.00mi	2/1.5	804 (+4%)	0mo	$145,000	$180	92
11438 E 37 Ln	0.21mi	2/1.0	744 (-3%)	19mo	$147,000	$198	66
11295 E 38 Pl	0.35mi	1/1.0 (-1)	715 (-7%)	4mo	$153,000	$214	62
12184 E 36 Way	0.75mi	2/2.0	780 (+1%)	2mo	$185,000	$237	60
11438 E 37 St	0.11mi	2/2.5	880 (+14%)	11mo	$185,000	$210	58
11240 E 34 Pl	0.24mi	1/1.0 (-1)	660 (-14%)	3mo	$110,000	$167	56
11392 E 38 Ln	0.35mi	2/1.0	715 (-7%)	21mo	$125,000	$175	53

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,081
• Equity at exit: $22,351

10-year hold

• IRR: 10.3%
• Equity multiple: 1.85×
• Total profit: $35,785
• Equity at exit: $12,961

Cash invested: $41,972 (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: 416
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$46 /mo · $546/yr
• Insurance: −$62
• HOA: −$33
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $328

Break-even live

Break-even rent $1,174

Max offer price $149,900

Occupancy floor 74%

Sensitivity live

Price	-10% $413	-5% $370	+0% $328	+5% $285	+10% $243
Rent	-10% $202	-5% $265	+0% $328	+5% $391	+10% $453
Rate	-1.0pp $403	-0.5pp $366	base $328	+0.5pp $289	+1.0pp $250

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12255 E 37th St Yuma, AZ	2.0	2.0	967	$1,600	$1.65	14d	1	0.86mi
11525 S Chaparral Dr Yuma, AZ	2.0	2.0	1102	$1,700	$1.54	14d	1	0.88mi
12443 E Brenda Dr Yuma, AZ	2.0	2.0	914	$1,400	$1.53	14d	1	1.10mi
10642 S Camino del Sol #5 Yuma, AZ	2.0	2.0	1007	$1,400	$1.39	22d	1	1.16mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: poolgym

Listing history 4 events

1. 2026-05-31
   status $149,900 Pending 87 DOM
2. 2026-05-30
   days on market $149,900 Active 87 DOM
3. 2026-03-14
   price $149,900
4. 2026-03-04
   listed $165,000 Active

ⓘ 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: $546 · $46/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$443/yr (+$37/mo · 81.1%)

ⓘ 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 ≥114°F today · 13 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: $19,063
• − Mortgage interest: −$8,397
• − Property taxes: −$546
• − Insurance: −$750
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − HOA: −$396
• − Depreciation: −$4,361
• Taxable income: $1,564
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $3,560/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

-9.2% since first listed

2 events — show timeline

• 2026-03-14 Price Changed $149,900 YAR
• 2026-03-04 Listed $165,000 YAR

Property tax history

-0.3%/yr

Latest (2025): $546 · +1.9% YoY. Source: county tax records.