12387 E Clara Anita Pl · Fortuna Foothills, AZ 85367

$89,999

1 bd · 1.0 ba · 395 sqft · Manufactured public records · 100 Days on market

Built 1988 2,561 sqft lot Est $76k · 18% over $205/mo HOA · 19% of rent

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Why this score? — see what drove the D+ 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 +21.2/30.0
• 1% rule +7.3/10.0
• DSCR +6.8/10.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready 1 bedroom and 1 bath 1988 Park Model with addition can be used as a office or hobby room also lot is 2,561 sq ft lot. Property includes lot. HOA fee monthly $170.00.

Key facts

• Newer ac unit
• Huge patio
• Corner lot

Tags

• CORNER LOT
• HUGE PATIO
• ADDED GLASS ARIZONA ROOM
• NEWER AC UNIT
• COST EFFICIENT LIGHTING
• STORAGE SHED WITH ELECTRIC

Property features AI

Finance

• Other: Paved road access; Lot approximately 2,561 square feet; Located in the Yuma Venture subdivision
• HOA & community: Homeowners association with a $205 monthly fee; Located in a senior community

Exterior

• Parking: Open parking
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Private sewer
• Home design: Manufactured home; Residential property
• Construction: Built as a manufactured/mobile home
• Exterior features: Covered patio; Sliding doors; Shed

Interior

• Kitchen: Refrigerator; Microwave; Electric range
• Bedrooms: 1 full bathroom
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Has cooling
• Interior features: Double-pane windows with blinds; Water purifier; Smoke and carbon monoxide detectors
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 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 $622 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 100 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $81,899 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.23% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $76,235
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11393 S Maria Rosa Dr	0.13mi	1/1.0	396 (+0%)	2mo	$51,250	$129	92
11423 S Maria Rosa Dr	0.09mi	1/1.0	398 (+1%)	4mo	$60,000	$151	91
11463 S Maria Rosa Dr	0.05mi	1/1.0	409 (+4%)	2mo	$85,000	$208	90
11409 S Clara Anita Dr	0.12mi	1/1.0	385 (-2%)	3mo	$76,000	$197	88
11281 S Clara Anita Dr #22	0.27mi	1/1.0	395 (0%)	4mo	$70,000	$177	84
11370 S Clara Anita Dr	0.17mi	1/1.0	402 (+2%)	8mo	$99,500	$248	83
11341 S Maria Rosa Dr	0.20mi	1/1.0	386 (-2%)	6mo	$68,900	$178	82
11275 S Clara Anita Dr #21	0.28mi	1/1.0	391 (-1%)	5mo	$73,000	$187	82
12156 E 39 St	0.39mi	1/1.0	396 (+0%)	3mo	$120,000	$303	78
11360 S Maria Rosa Dr	0.18mi	1/1.0	420 (+6%)	4mo	$67,300	$160	78
11529 S Sandra Ave	0.44mi	1/1.0	400 (+1%)	5mo	$113,500	$284	74
12276 S Maria Rosa Pl	0.42mi	2/1.0 (+1)	405 (+2%)	3mo	$78,000	$193	69

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-4,561
• Equity at exit: $13,419

10-year hold

• IRR: 6.9%
• Equity multiple: 1.56×
• Total profit: $14,035
• Equity at exit: $7,781

Cash invested: $25,200 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$30 /mo · $355/yr
• Insurance: −$37
• HOA: −$205
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $130

Break-even live

Break-even rent $942

Max offer price $89,999

Occupancy floor 83%

Sensitivity live

Price	-10% $181	-5% $156	+0% $130	+5% $105	+10% $79
Rent	-10% $43	-5% $86	+0% $130	+5% $174	+10% $217
Rate	-1.0pp $175	-0.5pp $153	base $130	+0.5pp $107	+1.0pp $83

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $205 · $2,460/yr

Listing history 26 events

1. 2026-06-21
   days on market $89,999 Active 100 DOM
2. 2026-06-19
   days on market $89,999 Active 98 DOM
3. 2026-06-18
   days on market $89,999 Active 97 DOM
4. 2026-06-17
   days on market $89,999 Active 96 DOM
5. 2026-06-16
   days on market $89,999 Active 95 DOM
6. 2026-06-15
   days on market $89,999 Active 94 DOM
7. 2026-06-14
   days on market $89,999 Active 92 DOM
8. 2026-06-13
   days on market $89,999 Active 91 DOM
9. 2026-06-10
   days on market $89,999 Active 89 DOM
10. 2026-06-09
    days on market $89,999 Active 88 DOM
11. 2026-06-08
    days on market $89,999 Active 87 DOM
12. 2026-06-07
    days on market $89,999 Active 86 DOM
13. 2026-06-05
    days on market $89,999 Active 83 DOM
14. 2026-06-02
    days on market $89,999 Active 81 DOM
15. 2026-06-01
    days on market $89,999 Active 80 DOM
16. 2026-05-31
    days on market $89,999 Active 79 DOM
17. 2026-05-30
    days on market $89,999 Active 78 DOM
18. 2026-05-01
    price $92,000
19. 2026-04-13
    price $94,000
20. 2026-04-06
    price $97,000
21. 2026-03-13
    listed $105,000 Active
22. 2023-10-20
    soldstatus $73,000 Closed 179-char remark

    Show marketing remark (179 chars)

    Move in ready 1 bedroom and 1 bath 1988 Park Model with addition can be used as a office or hobby room also lot is 2,561 sq ft lot. Property includes lot. HOA fee monthly $170.00.

23. 2023-10-20
    soldstatus $73,000

    Show marketing remark (179 chars)

    Move in ready 1 bedroom and 1 bath 1988 Park Model with addition can be used as a office or hobby room also lot is 2,561 sq ft lot. Property includes lot. HOA fee monthly $170.00.

24. 2023-10-05
    historical Active Under Contract 179-char remark

    Show marketing remark (179 chars)

    Move in ready 1 bedroom and 1 bath 1988 Park Model with addition can be used as a office or hobby room also lot is 2,561 sq ft lot. Property includes lot. HOA fee monthly $170.00.

25. 2023-09-12
    listed $78,000 Active 179-char remark

    Show marketing remark (179 chars)

    Move in ready 1 bedroom and 1 bath 1988 Park Model with addition can be used as a office or hobby room also lot is 2,561 sq ft lot. Property includes lot. HOA fee monthly $170.00.

26. 1998-12-04
    soldstatus $48,000

ⓘ 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: $355 · $30/mo
• Projected year-2 tax: $594 · $49/mo
• Expected delta: +$239/yr (+$20/mo · 67.5%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,277
• − Mortgage interest: −$5,041
• − Property taxes: −$355
• − Insurance: −$450
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − HOA: −$2,460
• − Depreciation: −$2,618
• Taxable income: $228
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $1,506/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

+91.7% since first listed

9 events — show timeline

• 2026-05-01 Price Changed $92,000 YAR
• 2026-04-13 Price Changed $94,000 YAR
• 2026-04-06 Price Changed $97,000 YAR
• 2026-03-13 Listed $105,000 YAR
• 2023-10-20 Sold (Public Records) $73,000 Public Records
• 2023-10-20 Sold (MLS) $73,000 YAR
• 2023-10-05 Contingent — YAR
• 2023-09-12 Listed $78,000 YAR
• 1998-12-04 Sold (Public Records) $48,000 Public Records

Property tax history

-4.3%/yr

Latest (2025): $355 · +3.2% YoY. Source: county tax records.