1581 N Del Monte Rd

Dateland, AZ 85333

$155,000F

2 bd · 2.0 ba · 945 sqft · Built 2007 · Manufactured · Active · 160 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $871/mo
• Mortgage (P&I): −$813
• Tax + insurance: −$109
• HOA: −$0
• Vac / Maint / Mgmt: −$183
• Net cashflow: $-233/mo
• Annual: $-2,800/yr
• Cap rate: 4.49%
• Cash-on-cash: -6.45%
• DSCR: 0.71
• 1% rule: 0.56%
• Cash to close: $43,400

Investor read

• This is a 2-bed/2.0-bath manufactured listed at $155k.
• At list price, monthly cash flow is $-233 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (26.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (43.8% below list).
• It's been on market 160 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $87k (43.8% below list) — sets the bar for 1% rule.
• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• 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).
• Yuma County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• Current owner paid $45k; list at $155k implies a 244% gain — meaningful room to come down on a strong offer.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• 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.

Questions for listing agent

• 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?
• It's been on market 160 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.