12445 E 39 Way · Fortuna Foothills, AZ 85367

$164,500

3 bd · 1.5 ba · 854 sqft · Manufactured public records · 67 Days on market

Built 1981 7,150 sqft lot Est $177k · 7% under

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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 +24.0/30.0
• ARV discount +10.6/15.0
• DSCR +7.7/10.0
• 1% rule +5.0/10.0
• 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 MLS

This very nicely maintained home has been newly painted outside, includes a large enclosed "Party/Game" Room addition, and 3rd bedroom addition has heating and A/C. There is a roomy workshop, and storage shed that includes an extra clothes dryer and shelving. There is a RV hookup and parking area that can accommodate large vehicles and RV's. Newer kitchen cabinets and tile flooring add to the home's charm. All furniture stays with home.

Key facts

• Party and game room
• Rv access
• Dedicated pantry

Tags

• THIRD BEDROOM
• PARTY AND GAME ROOM
• DURABLE TILE FLOORING
• NEWER KITCHEN CABINETRY
• DEDICATED PANTRY
• RV ACCESS

Property features AI

Exterior

• Parking: RV access/parking
• Utilities: Public water; Septic tank
• Home design: Manufactured home; Residential property
• Exterior features: Patio (covered); RV hookup; Workshop; Shed(s)

Interior

• Kitchen: Refrigerator; Microwave; Electric range
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Has heating; Has cooling
• Interior features: Tile flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $164k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (0.1% below list).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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); 415 active listings in the ZIP; 6 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 34% 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 $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

• It's been on market 67 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,630 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.00% ✗
• Cap rate: 8.65%
• Cash-on-cash: 8.41%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $176,778
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12478 E 39 St	0.14mi	2/1.0 (-1)	840 (-2%)	2mo	$157,900	$188	82
12372 E 37 Pl	0.29mi	2/1.5 (-1)	840 (-2%)	4mo	$173,500	$207	76
12225 E 39 St	0.28mi	3/2.5	896 (+5%)	2mo	$166,000	$185	73
12467 E 39 Pl	0.06mi	2/2.0 (-1)	960 (+12%)	1mo	$174,000	$181	69
11577 S Hunter Ave	0.36mi	2/2.0 (-1)	896 (+5%)	3mo	$229,900	$257	66
11832 S Pamela Ln	0.11mi	2/1.0 (-1)	768 (-10%)	9mo	$200,000	$260	63
12463 E 37 St	0.30mi	2/2.0 (-1)	924 (+8%)	3mo	$155,000	$168	62
11746 S Hunter Ave	0.17mi	2/2.0 (-1)	950 (+11%)	8mo	$206,000	$217	60
12708 E 42 Pl	0.48mi	2/1.0 (-1)	784 (-8%)	2mo	$205,000	$261	56
12184 E 36 Way	0.47mi	2/2.0 (-1)	780 (-9%)	2mo	$185,000	$237	55
12412 S Paula Ave	0.55mi	2/2.0 (-1)	900 (+5%)	7mo	$165,000	$183	53
12424 E 34 St	0.73mi	2/2.0 (-1)	933 (+9%)	2mo	$180,000	$193	42

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,733
• Equity at exit: $24,527

10-year hold

• IRR: 8.9%
• Equity multiple: 1.72×
• Total profit: $33,261
• Equity at exit: $14,223

Cash invested: $46,060 (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: 415
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$863
• Tax from tax record: −$44 /mo · $532/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $323

Break-even live

Break-even rent $1,235

Max offer price $164,500

Occupancy floor 75%

Sensitivity live

Price	-10% $416	-5% $369	+0% $323	+5% $276	+10% $230
Rent	-10% $193	-5% $258	+0% $323	+5% $388	+10% $452
Rate	-1.0pp $405	-0.5pp $364	base $323	+0.5pp $280	+1.0pp $237

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: $41,125
• Closing costs: $4,935
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	15d	1	0.38mi
13117 E 41st St Yuma, AZ	2.0	2.0	1091	$1,400	$1.28	15d	1	0.64mi
13244 E 41st Ln Yuma, AZ	2.0	1.0	948	$1,200	$1.27	15d	1	0.81mi
12443 E Brenda Dr Yuma, AZ	2.0	2.0	914	$1,400	$1.53	15d	1	0.83mi
13388 E 41st Dr Yuma, AZ	2.0	1.0	832	$1,200	$1.44	15d	1	1.00mi
10642 S Camino del Sol #5 Yuma, AZ	2.0	2.0	1007	$1,400	$1.39	22d	1	1.37mi

Listing history 27 events

1. 2026-06-21
   days on market $164,500 Active 67 DOM
2. 2026-06-19
   days on market $164,500 Active 65 DOM
3. 2026-06-18
   days on market $164,500 Active 64 DOM
4. 2026-06-17
   days on market $164,500 Active 63 DOM
5. 2026-06-16
   days on market $164,500 Active 62 DOM
6. 2026-06-15
   days on market $164,500 Active 61 DOM
7. 2026-06-14
   days on market $164,500 Active 59 DOM
8. 2026-06-13
   days on market $164,500 Active 58 DOM
9. 2026-06-10
   days on market $164,500 Active 56 DOM
10. 2026-06-09
    days on market $164,500 Active 55 DOM
11. 2026-06-08
    days on market $164,500 Active 54 DOM
12. 2026-06-07
    days on market $164,500 Active 53 DOM
13. 2026-06-05
    days on market $164,500 Active 50 DOM
14. 2026-06-02
    days on market $164,500 Active 48 DOM
15. 2026-06-01
    days on market $164,500 Active 47 DOM
16. 2026-05-31
    days on market $164,500 Active 46 DOM
17. 2026-05-30
    days on market $164,500 Active 45 DOM
18. 2026-05-02
    status Active
19. 2026-04-22
    historical Active Under Contract
20. 2026-04-16
    listed $164,500 Active
21. 2022-10-21
    soldstatus $150,000
22. 2022-10-20
    soldstatus $150,000 Closed 450-char remark

    Show marketing remark (450 chars)

    This very nicely maintained home has been newly painted outside, includes a large enclosed "Party/Game" Room addition, and 3rd bedroom addition has heating and A/C. There is a roomy workshop, and storage shed that includes an extra clothes dryer and shelving. There is a RV hookup and parking area that can accommodate large vehicles and RV's. Newer kitchen cabinets and tile flooring add to the home's charm. All furniture stays with home.

23. 2022-09-22
    status Pending 450-char remark

    Show marketing remark (450 chars)

    This very nicely maintained home has been newly painted outside, includes a large enclosed "Party/Game" Room addition, and 3rd bedroom addition has heating and A/C. There is a roomy workshop, and storage shed that includes an extra clothes dryer and shelving. There is a RV hookup and parking area that can accommodate large vehicles and RV's. Newer kitchen cabinets and tile flooring add to the home's charm. All furniture stays with home.

24. 2022-09-17
    listed $159,000 Active 450-char remark

    Show marketing remark (450 chars)

    This very nicely maintained home has been newly painted outside, includes a large enclosed "Party/Game" Room addition, and 3rd bedroom addition has heating and A/C. There is a roomy workshop, and storage shed that includes an extra clothes dryer and shelving. There is a RV hookup and parking area that can accommodate large vehicles and RV's. Newer kitchen cabinets and tile flooring add to the home's charm. All furniture stays with home.

25. 2022-04-04
    listed $174,000
26. 2007-07-24
    soldstatus $85,000
27. 2003-03-21
    soldstatus $49,000

ⓘ 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: $532 · $44/mo
• Projected year-2 tax: $1,086 · $90/mo
• Expected delta: +$553/yr (+$46/mo · 104.0%)

ⓘ 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 6 d/yr ≥113°F today · 17 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: $19,719
• − Mortgage interest: −$9,215
• − Property taxes: −$532
• − Insurance: −$822
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$4,785
• Taxable income: $1,209
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $3,581/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

+235.7% since first listed

10 events — show timeline

• 2026-05-02 Relisted — YAR
• 2026-04-22 Contingent — YAR
• 2026-04-16 Listed $164,500 YAR
• 2022-10-21 Sold (Public Records) $150,000 Public Records
• 2022-10-20 Sold (MLS) $150,000 YAR
• 2022-09-22 Pending — YAR
• 2022-09-17 Listed $159,000 YAR
• 2022-04-04 Listed $174,000 YAR
• 2007-07-24 Sold (Public Records) $85,000 Public Records
• 2003-03-21 Sold (Public Records) $49,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $532 · +3.2% YoY. Source: county tax records.