5707 E 32 St Unit 830 · Yuma, AZ 85365

$89,000

1 bd · 1.0 ba · 456 sqft · Manufactured public records · 169 Days on market

Built 1990 Est $134k · 33% under $243/mo HOA · 21% 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 +19.6/30.0
• ARV discount +15.0/15.0
• 1% rule +7.7/10.0
• DSCR +6.2/10.0
• 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

Say Hello to Country Roads, where comfort meets easy living. This well-maintained 1-bedroom, 1-bath home offers updated flooring throughout and is perfectly positioned on a spacious corner lot. The shaded patio creates an ideal spot to unwind while taking in peaceful views, whether it’s your morning coffee or a quiet evening outdoors. A newer A/C unit adds year round comfort and confidence. Just a short walk away, enjoy access to resort style amenities including swimming pools, tennis, pickleball, and more. A great opportunity to enjoy the lifestyle Country Roads is known for, schedule your private showing today.

Key facts

• Newer a/c unit
• Swimming pools
• Shaded patio

Tags

• UPDATED FLOORING
• SHADED PATIO
• CORNER LOT
• NEWER A/C UNIT
• RESORT STYLE AMENITIES
• SWIMMING POOLS

Property features AI

Finance

• HOA & community: Homeowners association; Association fee $243

Exterior

• Utilities: Public water; Public sewer; Paved road access
• Home design: Manufactured home; Residential property; Located in Country Roads subdivision; Gated community; Senior community
• Exterior features: RV hookup; Shed(s)

Interior

• Kitchen: Refrigerator; Microwave; Gas Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Has cooling
• Interior features: Blinds

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 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 $615 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 169 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.
• Current owner paid $70k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.27% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $133,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5707 E 32 St #1258	0.17mi	1/1.0	456 (0%)	4mo	$154,000	$338	89
5707 E 32 St #1000	0.16mi	1/1.0	413 (-9%)	1mo	$99,900	$242	76
5707 E 32 St #1026	0.17mi	1/1.0	408 (-10%)	2mo	$125,000	$306	73
5707 E 32 St #845	0.11mi	1/1.5	408 (-10%)	4mo	$137,000	$336	72
5707 E 32 St #1242	0.05mi	1/1.0	396 (-13%)	5mo	$116,000	$293	72
5707 E 32 St #1103	0.22mi	1/1.0	408 (-10%)	5mo	$130,000	$319	68
5707 E 32 St #803	0.03mi	2/1.0 (+1)	387 (-15%)	2mo	$147,000	$380	67
5707 E 32 St #1105	0.21mi	1/1.0	396 (-13%)	3mo	$115,000	$290	66
5707 E 32 St #238	0.35mi	1/1.0	408 (-10%)	2mo	$80,000	$196	65
5707 E 32 St #490	0.23mi	1/1.0	396 (-13%)	4mo	$85,000	$215	64
5707 E 32 St #263	0.41mi	2/1.5 (+1)	408 (-10%)	3mo	$50,000	$123	54
5707 E 32 St #75	0.49mi	1/1.0	396 (-13%)	4mo	$70,000	$177	52

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: -12.9%
• Equity multiple: 0.55×
• Total profit: $-11,133
• Equity at exit: $13,270

10-year hold

• IRR: -11.0%
• Equity multiple: 0.45×
• Total profit: $-13,675
• Equity at exit: $7,695

Cash invested: $24,920 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$37
• HOA: −$243
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $102

Break-even live

Break-even rent $1,006

Max offer price $89,000

Occupancy floor 86%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $243 · $2,916/yr
• Likely covers: pool

Listing history 30 events

1. 2026-06-19
   days on market $89,000 Active 169 DOM
2. 2026-06-18
   days on market $89,000 Active 168 DOM
3. 2026-06-17
   days on market $89,000 Active 167 DOM
4. 2026-06-16
   days on market $89,000 Active 166 DOM
5. 2026-06-15
   days on market $89,000 Active 165 DOM
6. 2026-06-14
   days on market $89,000 Active 163 DOM
7. 2026-06-13
   days on market $89,000 Active 162 DOM
8. 2026-06-10
   days on market $89,000 Active 160 DOM
9. 2026-06-09
   days on market $89,000 Active 159 DOM
10. 2026-06-08
    days on market $89,000 Active 158 DOM
11. 2026-06-07
    days on market $89,000 Active 157 DOM
12. 2026-06-05
    days on market $89,000 Active 154 DOM
13. 2026-06-02
    days on market $89,000 Active 152 DOM
14. 2026-06-01
    days on market $89,000 Active 151 DOM
15. 2026-05-31
    days on market $89,000 Active 150 DOM
16. 2026-05-30
    days on market $89,000 Active 149 DOM
17. 2026-01-01
    listed $89,000 Active
18. 2025-04-01
    price $95,000
19. 2025-03-04
    price $105,000
20. 2023-11-09
    price $99,900
21. 2023-09-29
    price $104,500
22. 2023-09-06
    price $104,900
23. 2023-08-26
    status Active
24. 2023-08-12
    historical
25. 2023-08-03
    listed $109,900 Active
26. 2023-06-30
    soldstatus $70,000
27. 2023-06-16
    soldstatus $70,000 Closed
28. 2023-05-28
    status Pending
29. 2023-05-01
    listed $75,000 Active
30. 1992-01-29
    soldstatus $13,500

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $587 · $49/mo
• Expected delta: +$16/yr (+$1/mo · 2.8%)

ⓘ 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 ≥114°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,614
• − Mortgage interest: −$4,985
• − Property taxes: −$571
• − Insurance: −$445
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − HOA: −$2,916
• − Depreciation: −$2,589
• Taxable loss: −$71
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $1,239/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

+559.3% since first listed

14 events — show timeline

• 2026-01-01 Listed $89,000 YAR
• 2025-04-01 Price Changed $95,000 YAR
• 2025-03-04 Price Changed $105,000 YAR
• 2023-11-09 Price Changed $99,900 YAR
• 2023-09-29 Price Changed $104,500 YAR
• 2023-09-06 Price Changed $104,900 YAR
• 2023-08-26 Relisted — YAR
• 2023-08-12 Delisted — YAR
• 2023-08-03 Listed $109,900 YAR
• 2023-06-30 Sold (Public Records) $70,000 Public Records
• 2023-06-16 Sold (MLS) $70,000 YAR
• 2023-05-28 Pending — YAR
• 2023-05-01 Listed $75,000 YAR
• 1992-01-29 Sold (Public Records) $13,500 Public Records

Property tax history

-3.7%/yr

Latest (2025): $571 · +3.2% YoY. Source: county tax records.