1581 N Del Monte Rd · Dateland, AZ 85333

$155,000

2 bd · 2.0 ba · 945 sqft · Manufactured public records · 159 Days on market

Built 2007 1.01 ac lot

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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 +12.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Livability +1.9/5.0

Listing remarks

Enjoy peaceful desert living on 1.01 acres in Dateland’s Sun Country Acres! This FURNISHED 2007 manufactured home offers 2 bedrooms, 2 bathrooms, and an efficient open floor plan with abundant natural light. The property provides plenty of space for RV parking, toys, animals, or future improvements, all with wide-open desert and mountain views. RV pad with 50 AMP power cord. Conveniently located just minutes from I-8, allowing easy access to Yuma, Wellton, and Phoenix. Enjoy the privacy of rural living while still being accessible to major travel routes. Ideal for a primary residence, seasonal retreat. The south lot (approximately 43,920 square feet) is to be included in the sale. Cal

Key facts

• Open floor plan
• Rv parking
• 50 amp power cord

Tags

• OPEN FLOOR PLAN
• RV PARKING
• MOUNTAIN VIEWS
• 50 AMP POWER CORD
• EASY ACCESS TO I-8

Property features AI

Exterior

• Parking: Open parking; RV access/parking
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank
• Home design: Manufactured home (residential); Located in Sun Country Acres
• Construction: Mobile home / manufactured construction
• Exterior features: RV hookup; Shed(s); Has view; Covered patio

Interior

• Kitchen: Refrigerator; Electric range
• Flooring: Tile; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating; Cooling
• Interior features: Double-pane windows; Blinds; Smoke detector(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $-28 ($-333/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (27.0% below list).
• Recommended offer: $113k (27.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 38/100 on livability (#409 in AZ) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A, cost of living A; Watch: amenities F, commute F, employment F.
• Hyder Elementary District (4502) (rural): math 45% / reading 35% proficiency, ranked #206 of 501 in AZ (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dateland Elementary School (math 32% / reading 32%, grade F, #505 of 1,109 statewide, top 47%, 86 students, 78% FRL); Antelope Union High School (math 5% / reading 15%, grade F, #298 of 381 statewide, top 90%, 199 students, 64% FRL).
• Zoned-school proficiency averages 21% at this address vs 40% district-wide (-19 pts) — the specific schools serving this property underperform the Hyder Elementary District (4502) average; the district grade overstates school quality for this exact location.
• Market conditions: 32 active listings in the ZIP; 1,399 units permitted in Yuma County in 2024 (180 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $155k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,133 (27.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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 D-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. 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?
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: 0.73% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.39×
• Total profit: $16,830
• Equity at exit: $69,695

10-year hold

• IRR: 9.5%
• Equity multiple: 2.44×
• Total profit: $62,310
• Equity at exit: $107,408

Cash invested: $43,400 (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 85333

• Active inventory: 32
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$44 /mo · $529/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-28

Break-even live

Break-even rent $1,166

Max offer price $150,097

Occupancy floor 97%

Sensitivity live

Price	-10% $60	-5% $16	+0% $-28	+5% $-72	+10% $-115
Rent	-10% $-117	-5% $-72	+0% $-28	+5% $17	+10% $62
Rate	-1.0pp $50	-0.5pp $12	base $-28	+0.5pp $-68	+1.0pp $-109

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $155,000 Active 159 DOM
2. 2026-06-19
   days on market $155,000 Active 157 DOM
3. 2026-06-18
   days on market $155,000 Active 156 DOM
4. 2026-06-17
   days on market $155,000 Active 155 DOM
5. 2026-06-16
   days on market $155,000 Active 154 DOM
6. 2026-06-15
   days on market $155,000 Active 153 DOM
7. 2026-06-14
   days on market $155,000 Active 151 DOM
8. 2026-06-12
   days on market $155,000 Active 150 DOM
9. 2026-06-10
   days on market $155,000 Active 148 DOM
10. 2026-06-09
    days on market $155,000 Active 147 DOM
11. 2026-06-08
    days on market $155,000 Active 146 DOM
12. 2026-06-07
    days on market $155,000 Active 145 DOM
13. 2026-06-05
    days on market $155,000 Active 142 DOM
14. 2026-06-04
    days on market $155,000 Active 141 DOM
15. 2026-06-02
    days on market $155,000 Active 140 DOM
16. 2026-06-01
    days on market $155,000 Active 139 DOM
17. 2026-05-31
    days on market $155,000 Active 138 DOM
18. 2026-05-30
    days on market $155,000 Active 137 DOM
19. 2026-01-13
    listed $155,000 Active
20. 2018-04-02
    soldstatus $45,000

ⓘ 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: $529 · $44/mo
• Projected year-2 tax: $1,023 · $85/mo
• Expected delta: +$494/yr (+$41/mo · 93.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥117°F today · 19 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: $13,576
• − Mortgage interest: −$8,682
• − Property taxes: −$529
• − Insurance: −$775
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$4,509
• Taxable loss: −$3,092
• Est. tax savings @ 24.0%: +$742
• After-tax cash flow: $409/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: Hyder Elementary District (4502)
• NCES district ID: 0403900
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $38,598
• Composite: 35.85/100
• National rank: #9600
• State rank: #206 of 501 in AZ

Livability — Dateland

• Score: 38/100
• State rank: #409
• US rank: #27477

Category grades

Amenities F Commute F Cost of living A Crime A Employment F Housing F Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dateland, AZ
• Population (ZIP): 403

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 36% Two or more races 26% Black 1%
• Hispanic origin (detail): Mexican 63%
• Common ancestry: Italian 4% Scottish 4% Serbian 2%
• Foreign-born: 23% · Canada
• Languages at home: 54% English-only · Spanish 46%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+244.4% since first listed

2 events — show timeline

• 2026-01-13 Listed $155,000 YAR
• 2018-04-02 Sold (Public Records) $45,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $529 · +9.2% YoY. Source: county tax records.