1855 W Camino Otero · Yuma, AZ 85364

$155,000

2 bd · 2.0 ba · 929 sqft · Manufactured public records · 39 Days on market

Built 1986 Est $124k · 25% over $43/mo HOA · 4% of rent

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Why this score? — see what drove the F 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 +10.9/30.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• Rent growth +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

If you’ve been searching for an updated, affordable home in Yuma with community amenities, low HOA fees, and space to relax and entertain, this one is worth a look! Welcome to Casa Mañana, a popular 55+ community in the heart of Yuma with a low annual HOA of just $524/year. Own the land and home in this fun and well-maintained neighborhood! SPACIOUS This partially furnished, move-in ready 2 bedroom, 2 bathroom home offers comfortable living with extra flexibility thanks to the large Arizona room — perfect for a guest space, hobby room, office, or second living area- as well as the covered carport that gives you plenty of room for parking and visitors. UPDATED This home of

Key facts

• Low hoa fees
• Covered carport
• Updated flooring

Tags

• LOW HOA FEES
• LARGE ARIZONA ROOM
• COVERED CARPORT
• REMODELED BATHROOMS
• UPDATED FLOORING
• NEWER HVAC

Property features AI

Finance

• Financial info: Annual property tax approximately $806.64
• HOA & community: Homeowners association with a monthly fee of $43.67

Exterior

• Parking: 2 total parking spaces; 2 covered parking spaces; 2-car carport
• Home design: Manufactured home (mobile home)
• Exterior features: Located in the Casa Manana subdivision; Senior community

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Private pool

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 $-67 ($-810/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (24.6% below list).
• Recommended offer: $117k (24.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Crane Elementary District (4501) (urban): math 21% / reading 30% proficiency, ranked #134 of 249 in AZ (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 262 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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 39 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $155k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,818 (24.6% 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 39 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.75% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.87%
• DSCR: 0.92
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $124,486
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1867 W Camino Otero	0.01mi	2/2.0	910 (-2%)	3mo	$115,000	$126	94
2178 S Javelina Ave	0.37mi	3/2.0 (+1)	930 (+0%)	3mo	$125,000	$134	75
2174 S Whitewing Ave	0.31mi	2/2.0	882 (-5%)	4mo	$121,000	$137	74
2166 S Javelina Ave	0.38mi	2/2.0	880 (-5%)	3mo	$137,500	$156	71
1927 W Camino Soledad	0.06mi	2/1.0	840 (-10%)	10mo	$110,000	$131	69
1841 W Camino Granada	0.04mi	2/2.0	825 (-11%)	14mo	$118,000	$143	68
1868 W Camino Pradera	0.16mi	3/3.0 (+1)	902 (-3%)	16mo	$100,000	$111	65
2076 S Javelina Ave	0.46mi	2/2.0	924 (-0%)	17mo	$132,500	$143	63
2079 S Cottontail Ave	0.50mi	2/1.0	896 (-4%)	6mo	$60,000	$67	62
2041 S Coyote Ave	0.44mi	2/1.0	846 (-9%)	9mo	$116,000	$137	53
2161 S Sidewinder Ave	0.47mi	2/1.0	825 (-11%)	4mo	$75,000	$91	52

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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.30×
• Total profit: $-30,564
• Equity at exit: $23,111

10-year hold

• IRR: -15.7%
• Equity multiple: 0.15×
• Total profit: $-36,778
• Equity at exit: $13,402

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 85364

• Rents YoY: 2.0%
• Active inventory: 262
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,168 high
• Mortgage (P&I): −$813
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$65
• HOA: −$43
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-67

Break-even live

Break-even rent $1,254

Max offer price $143,079

Occupancy floor —

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: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1280 W 24th St Unit 37 Yuma, AZ	1.0	1.0	650	$900	$1.38	21d	1	0.40mi
1280 W 24th St Apt 23 Yuma, AZ	2.0	1.0	700	$1,200	$1.71	13d	1	0.40mi
1280 W 24th St Unit 32 Yuma, AZ	2.0	1.0	700	$1,200	$1.71	21d	1	0.40mi
1280 W 24th St Unit 02 Yuma, AZ	2.0	2.0	750	$1,250	$1.67	21d	1	0.42mi
2150 S Avenue A #26 Yuma, AZ	2.0	2.0	905	$1,550	$1.71	13d	1	0.49mi
2100 S Avenue A Yuma, AZ	1.0	1.0	594	$1,010	$1.70	13d	1	0.53mi
2150 S Avenue A #60 Yuma, AZ	2.0	2.0	905	$1,050	$1.16	13d	1	0.55mi
2350 S Avenue B Yuma, AZ	2.0	1.0–2.0	525	$1,194	$2.27	13d	15	0.56mi
2575 W 24th St Yuma, AZ	1.0–2.0	1.0–2.0	764	$1,830	$2.39	13d	8	0.58mi
2200 S Avenue B Yuma, AZ	1.0–3.0	1.0–2.0	889	$965	$1.09	13d	7	0.58mi
1910 S Avenue A Yuma, AZ	2.0	1.0	543	$970	$1.79	13d	5	0.64mi
2044 S 11th Ave Unit 1 Yuma, AZ	1.0	1.0	650	$900	$1.38	13d	1	0.64mi
1103 W 20th St Unit 1005 Yuma, AZ	2.0	1.0	742	$1,000	$1.35	13d	1	0.70mi
1103 W 20th St Unit 1045 Yuma, AZ	1.0	1.0	633	$1,000	$1.58	13d	1	0.70mi
1823 W 18th St Yuma, AZ	1.0	1.0	600	$1,149	$1.92	13d	1	0.72mi
1900 W 30th St Yuma, AZ	2.0–3.0	2.0	1024	$804	$0.79	13d	1	0.75mi
1850 S Avenue B Yuma, AZ	2.0–3.0	2.0	1050	$1,425	$1.36	13d	7	0.84mi
1700 S Crowder Ave #16 Yuma, AZ	2.0	2.0	1000	$1,250	$1.25	13d	1	0.93mi
2714 S Virginia Dr Yuma, AZ	2.0	1.0	750	$925	$1.23	13d	2	1.22mi
2621 S Virginia Dr Unit 206 Yuma, AZ	1.0	1.0	580	$850	$1.47	21d	1	1.25mi
2173 S 1st Ave Unit 10 Yuma, AZ	1.0	1.0	550	$850	$1.55	21d	1	1.30mi
3900 W 22nd Ln Yuma, AZ	2.0–3.0	2.0	971	$1,350	$1.39	13d	6	1.41mi
225 W Catalina Dr Yuma, AZ	1.0–2.0	1.0–2.0	777	$1,363	$1.75	13d	7	1.43mi
1334 S Avenue B Yuma, AZ	1.0–2.0	1.5–2.0	888	$1,295	$1.46	13d	24	1.45mi
2183 S Walnut Ave Unit 2 Yuma, AZ	2.0	1.0	672	$975	$1.45	13d	1	1.49mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 21 events

1. 2026-06-19
   days on market $155,000 Active 39 DOM
2. 2026-06-18
   days on market $155,000 Active 38 DOM
3. 2026-06-17
   days on market $155,000 Active 37 DOM
4. 2026-06-16
   days on market $155,000 Active 36 DOM
5. 2026-06-15
   days on market $155,000 Active 35 DOM
6. 2026-06-14
   days on market $155,000 Active 33 DOM
7. 2026-06-13
   days on market $155,000 Active 32 DOM
8. 2026-06-10
   days on market $155,000 Active 30 DOM
9. 2026-06-09
   days on market $155,000 Active 29 DOM
10. 2026-06-08
    days on market $155,000 Active 28 DOM
11. 2026-06-07
    days on market $155,000 Active 27 DOM
12. 2026-06-05
    days on market $155,000 Active 24 DOM
13. 2026-06-02
    days on market $155,000 Active 22 DOM
14. 2026-06-01
    days on market $155,000 Active 21 DOM
15. 2026-05-31
    days on market $155,000 Active 20 DOM
16. 2026-05-30
    days on market $155,000 Active 19 DOM
17. 2026-05-11
    listed $155,000 Active
18. 2026-02-28
    price $152,900
19. 2021-06-30
    soldstatus $62,000
20. 2017-02-27
    soldstatus $55,000
21. 1986-02-20
    soldstatus $17,500

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $1,023 · $85/mo
• Expected delta: +$184/yr (+$15/mo · 21.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 20 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: $14,018
• − Mortgage interest: −$8,682
• − Property taxes: −$839
• − Insurance: −$775
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − HOA: −$516
• − Depreciation: −$4,509
• Taxable loss: −$3,546
• Est. tax savings @ 24.0%: +$851
• After-tax cash flow: $41/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: Crane Elementary District (4501)
• NCES district ID: 0402400
• Math proficiency: 21% ▼ -17.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $49,115
• Composite: 22.36/100
• National rank: #8122
• State rank: #134 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): 72,960
• Household income: $57,874
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 2195.0

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 Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 29% White 24% Asian 2% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Portuguese 1% Lithuanian 1% Romanian 1%
• Foreign-born: 22% · Canada
• Languages at home: 48% English-only · Spanish 50% Tagalog/Filipino 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: ▼ -197.00%
• Current HPI: 220.8058
• Rent YoY: ▲ 2.04%
• 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

+785.7% since first listed

5 events — show timeline

• 2026-05-11 Listed $155,000 YAR
• 2026-02-28 Price Changed $152,900 YAR
• 2021-06-30 Sold (Public Records) $62,000 Public Records
• 2017-02-27 Sold (Public Records) $55,000 Public Records
• 1986-02-20 Sold (Public Records) $17,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $839 · +4.0% YoY. Source: county tax records.