704 W Rainbow Ln · Yuma, AZ 85365

$94,500

3 bd · 1.0 ba · 684 sqft · Manufactured public records · 72 Days on market

Built 1969 3,680 sqft lot Est $91k · at est. $62/mo HOA · 4% of rent

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.8/15.0
• 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

Welcome to this move-in-ready, fully furnished home in the highly desirable 55+ community of Saguaro Estates- where you own the land! This beautifully maintained home showcases true pride of ownership throughout and features updated wood-look vinyl flooring and an Arizona Room for added living space—perfect for relaxing or entertaining. Situated in a friendly neighborhood just minutes from shopping, dining, and the hospital. The low HOA of only $63/month includes access to the community pool, clubhouse, and irrigation. Step outside to your private backyard with mature lemon and orange trees. Home warranty included with right offer. Don’t miss this incredible opportunity at an at

Key facts

• Mature orange trees
• Clubhouse
• Mature lemon trees

Tags

• ARIZONA ROOM
• COMMUNITY POOL
• CLUBHOUSE
• PRIVATE BACKYARD
• MATURE LEMON TREES
• MATURE ORANGE TREES

Property features AI

Finance

• Financial info: Annual tax amount available but omitted
• HOA & community: Homeowners association with $62.50 monthly fee; Community features include curbs

Exterior

• Parking: 1 parking space (1 covered); Attached carport
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Manufactured home; Residential property; Located in the Saguaro Est subdivision; Senior community
• Construction: Mobile home / manufactured construction
• Exterior features: Covered patio; Shed

Interior

• Kitchen: Refrigerator; Microwave; Gas range
• Bedrooms: Manufactured home bedroom count not specified
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating; Cooling
• Interior features: Blinds and drapes; Smoke detectors; TV antenna
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $94k.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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); 468 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $653 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $94k implies a 51% 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 $88,830 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.79% ✓
• Cap rate: 15.14%
• Cash-on-cash: 31.59%
• DSCR: 2.41
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $90,972
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3585 S Rainier Ave	0.31mi	2/1.0 (-1)	680 (-1%)	6mo	$105,000	$154	74
3637 S Papago Dr	0.10mi	2/1.0 (-1)	744 (+9%)	2mo	$105,000	$141	74
528 W Rainbow Ln	0.10mi	2/2.0 (-1)	720 (+5%)	10mo	$75,500	$105	69
3656 S Century Dr	0.05mi	2/2.0 (-1)	756 (+10%)	7mo	$105,000	$139	65
660 W Princess Ln	0.25mi	2/1.5 (-1)	667 (-2%)	14mo	$89,000	$133	65
600 W Rainbow Ln	0.06mi	2/2.0 (-1)	768 (+12%)	4mo	$94,000	$122	64
3571 S Canyon Ave	0.43mi	2/2.0 (-1)	720 (+5%)	4mo	$42,850	$60	58

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: 23.1%
• Equity multiple: 1.91×
• Total profit: $24,128
• Equity at exit: $14,090

10-year hold

• IRR: 29.1%
• Equity multiple: 3.23×
• Total profit: $59,096
• Equity at exit: $8,171

Cash invested: $26,460 (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: 468
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$496
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$39
• HOA: −$62
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $697

Break-even live

Break-even rent $805

Max offer price $94,500

Occupancy floor 54%

Sensitivity live

Price	-10% $750	-5% $723	+0% $697	+5% $670	+10% $643
Rent	-10% $563	-5% $630	+0% $697	+5% $763	+10% $830
Rate	-1.0pp $744	-0.5pp $721	base $697	+0.5pp $672	+1.0pp $647

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 W Catalina Dr Yuma, AZ	1.0–2.0	1.0–2.0	777	$1,363	$1.75	14d	7	0.82mi
2714 S Virginia Dr Yuma, AZ	2.0	1.0	750	$925	$1.23	14d	2	1.14mi

HOA detail

• Monthly dues: $62 · $744/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-21
   days on market $94,500 Active 72 DOM
2. 2026-06-19
   days on market $94,500 Active 70 DOM
3. 2026-06-18
   days on market $94,500 Active 69 DOM
4. 2026-06-17
   days on market $94,500 Active 68 DOM
5. 2026-06-16
   days on market $94,500 Active 67 DOM
6. 2026-06-15
   days on market $94,500 Active 66 DOM
7. 2026-06-14
   days on market $94,500 Active 64 DOM
8. 2026-06-13
   days on market $94,500 Active 63 DOM
9. 2026-06-10
   days on market $94,500 Active 61 DOM
10. 2026-06-09
    days on market $94,500 Active 60 DOM
11. 2026-06-08
    days on market $94,500 Active 59 DOM
12. 2026-06-07
    days on market $94,500 Active 58 DOM
13. 2026-06-05
    days on market $94,500 Active 55 DOM
14. 2026-06-03
    remarks 687-char remark
15. 2026-06-02
    days on market $94,500 Active 53 DOM
16. 2026-06-01
    days on market $94,500 Active 52 DOM
17. 2026-05-31
    days on market $94,500 Active 51 DOM
18. 2026-05-30
    days on market $94,500 Active 50 DOM
19. 2026-04-10
    listed $94,500 Active
20. 2010-03-15
    soldstatus $62,500

ⓘ 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: $472 · $39/mo
• Projected year-2 tax: $624 · $52/mo
• Expected delta: +$152/yr (+$13/mo · 32.1%)

ⓘ 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 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: $20,247
• − Mortgage interest: −$5,293
• − Property taxes: −$472
• − Insurance: −$472
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − HOA: −$744
• − Depreciation: −$2,749
• Taxable income: $7,276
• Est. tax owed @ 24.0%: −$1,746
• After-tax cash flow: $6,613/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

+51.2% since first listed

2 events — show timeline

• 2026-04-10 Listed $94,500 YAR
• 2010-03-15 Sold (Public Records) $62,500 Public Records

Property tax history

-1.4%/yr

Latest (2025): $472 · +3.3% YoY. Source: county tax records.