945 W Desert View Ln · Yuma, AZ 85365

$169,900

2 bd · 2.0 ba · 1,132 sqft · Manufactured public records · 23 Days on market

Built 1985 4,555 sqft lot Est $147k · 15% over $70/mo HOA · 4% 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 +18.9/30.0
• DSCR +6.0/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 2-bedroom, 2-bath manufactured home located in the highly desirable Desert Lakes 55+ subdivision. This home offers an inviting layout with plenty of natural light, and endless comfort. Step inside to find a spacious living area with soaring ceilings, large picture windows, and tape & textured walls. The kitchen features ample cabinet space, tiled countertops, a center island for additional prep and storage, and a functional layout ideal for entertaining or everyday living. Interior also features a guest room with sofa bed, fully enclosed AZ room, plus a large storage/hobby room. Exterior highlights 2 covered carports and private back patio area. Recent improve

Key facts

• New foam roof
• Spacious living area
• Private back patio

Tags

• SPACIOUS LIVING AREA
• TILED COUNTERTOPS
• CENTER ISLAND
• FULLY ENCLOSED AZ ROOM
• PRIVATE BACK PATIO
• NEW FOAM ROOF

Property features AI

Finance

• HOA & community: Homeowners association with $70 association fee; Subdivision: Desert Lakes

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; Attached garage; Attached carport (2 spaces)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property; Located in a senior community
• Construction: Mobile home / manufactured construction
• Exterior features: Covered patio; Sliding doors; Paved road access; Curbs

Interior

• Kitchen: Refrigerator; Microwave; Dishwasher; Electric range
• Flooring: Carpet; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Blinds; Water softener (owned); 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 $170k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/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 $162k (4.4% below list).
• Recommended offer: $162k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• 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.
• Market conditions: Rents soft (-0.4%/yr); 468 active listings in the ZIP; 7 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).

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 23 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; list at $170k implies a 128% 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 $162,499 (4.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $147,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3748 S Lakeside Dr	0.10mi	2/2.0	1,152 (+2%)	4mo	$130,000	$113	89
3717 S Lakeside Cir	0.17mi	2/1.5	1,121 (-1%)	12mo	$179,900	$160	79
3789 S Chapala Cir	0.11mi	2/2.0	1,261 (+11%)	0mo	$179,900	$143	76
686 W Rainbow Ln	0.40mi	2/2.0	1,152 (+2%)	11mo	$115,000	$100	69
582 W Rainbow Ln	0.43mi	2/2.0	1,152 (+2%)	11mo	$136,000	$118	68
531 W Ocotillo Ln	0.39mi	2/2.0	1,248 (+10%)	2mo	$194,000	$155	63
423 W Ocotillo Ln	0.44mi	2/2.0	1,064 (-6%)	8mo	$155,000	$146	62
3583 S Kings Ct #10	0.46mi	2/2.0	1,050 (-7%)	5mo	$137,000	$130	62
549 W Ocotillo Ln	0.38mi	2/1.0	1,248 (+10%)	5mo	$119,000	$95	57
3667 S Century Dr	0.35mi	2/2.0	980 (-13%)	12mo	$129,000	$132	51
3564 S Rainier Ave	0.64mi	2/1.5	1,062 (-6%)	13mo	$120,000	$113	47
3460 S Redondo Rd	0.74mi	2/2.0	1,222 (+8%)	8mo	$145,000	$119	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.56×
• Total profit: $-21,155
• Equity at exit: $25,333

10-year hold

• IRR: -8.7%
• Equity multiple: 0.53×
• Total profit: $-22,526
• Equity at exit: $14,690

Cash invested: $47,572 (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 85365

• Home prices YoY: -23.6%
• Rents YoY: -0.4%
• Active inventory: 468
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$891
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$71
• HOA: −$70
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $175

Break-even live

Break-even rent $1,403

Max offer price $169,900

Occupancy floor 84%

Sensitivity live

Price	-10% $271	-5% $223	+0% $175	+5% $127	+10% $79
Rent	-10% $47	-5% $111	+0% $175	+5% $239	+10% $304
Rate	-1.0pp $261	-0.5pp $218	base $175	+0.5pp $131	+1.0pp $86

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3749 S 4th Ave Unit 224 Yuma, AZ	2.0	2.0	960	$1,400	$1.46	22d	1	0.54mi
1169 W 34th St Yuma, AZ	3.0	1.5	1430	$1,750	$1.22	14d	1	0.55mi
225 W Catalina Dr Yuma, AZ	1.0–2.0	1.0–2.0	777	$1,363	$1.75	14d	7	1.21mi
515 E Country Club Dr Unit 515B Yuma, AZ	2.0	1.0	800	$1,200	$1.50	14d	1	1.35mi
1900 W 30th St Yuma, AZ	2.0–3.0	2.0	1024	$804	$0.79	14d	1	1.35mi
517 E Country Club Dr Unit 517D Yuma, AZ	2.0	1.0	800	$1,200	$1.50	14d	1	1.36mi
1778 W 28th St Yuma, AZ	3.0	2.0	1200	$3,300	$2.75	14d	1	1.47mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 18 events

1. 2026-06-21
   days on market $169,900 Active 23 DOM
2. 2026-06-19
   days on market $169,900 Active 21 DOM
3. 2026-06-18
   days on market $169,900 Active 20 DOM
4. 2026-06-17
   days on market $169,900 Active 19 DOM
5. 2026-06-16
   days on market $169,900 Active 18 DOM
6. 2026-06-15
   days on market $169,900 Active 17 DOM
7. 2026-06-14
   days on market $169,900 Active 15 DOM
8. 2026-06-13
   statusdays on market $169,900 Active 14 DOM
9. 2026-06-10
   days on market $169,900 Active Under Contract 12 DOM
10. 2026-06-09
    days on market $169,900 Active Under Contract 11 DOM
11. 2026-06-08
    days on market $169,900 Active Under Contract 10 DOM
12. 2026-06-07
    days on market $169,900 Active Under Contract 9 DOM
13. 2026-06-05
    days on market $169,900 Active Under Contract 6 DOM
14. 2026-06-02
    days on market $169,900 Active Under Contract 4 DOM
15. 2026-06-01
    days on market $169,900 Active Under Contract 3 DOM
16. 2026-05-31
    statusdays on market $169,900 Active Under Contract 2 DOM
17. 2026-05-30
    remarks 695-char remark
18. 2026-05-30
    listed $169,900 Active 1 DOM

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $1,121 · $93/mo
• Expected delta: +$199/yr (+$17/mo · 21.6%)

ⓘ 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 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: $19,500
• − Mortgage interest: −$9,517
• − Property taxes: −$922
• − Insurance: −$850
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − HOA: −$840
• − Depreciation: −$4,943
• Taxable loss: −$691
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $2,268/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 — 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): 54,775
• Household income: $70,331
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 766.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 47% White 44% Two or more races 23% Black 2% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 36% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -75.03%
• Current HPI: 242.8651
• Rent YoY: ▼ -0.38%
• 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

+208.9% since first listed

3 events — show timeline

• 2026-05-29 Listed $169,900 YAR
• 1991-11-27 Sold (Public Records) $74,500 Public Records
• 1991-04-25 Sold (Public Records) $55,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $922 · +3.6% YoY. Source: county tax records.