1827 W Camino Cerro · Yuma, AZ 85364

$127,000

2 bd · 3.0 ba · 950 sqft · Manufactured public records · 305 Days on market

Built 1974 4,425 sqft lot Est $128k · at est.

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Why this score? — see what drove the C- 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 +20.5/30.0
• ARV discount +7.9/15.0
• DSCR +6.5/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 2 bedroom 1 3/4 bath home with huge AZ room in 55+ park where you own the land. Large back yard with three sheds. All new wood-like vinyl plank flooring throughout the main home. Comes furnished complete with fridge, washer and dryer. AZ room is full length and adds additional square footage to the living area. What you see is what you get! Ready to move right in and priced to sell. Close to the hospital and shopping too! Seller will install new roof on home and shed with full price offer.

Key facts

• Close to hospital
• Fresh paint
• Large back yard

Tags

• LARGE BACK YARD
• THREE SHEDS
• FRESH PAINT
• FULLY FURNISHED
• CLOSE TO HOSPITAL
• CLOSE TO SHOPPING

Property features AI

Finance

• HOA & community: Senior community

Exterior

• Parking: Attached carport; 1 covered parking space (total 1 parking space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property
• Exterior features: Paved road access; Lot approximately 0.10 acres

Interior

• Kitchen: Refrigerator; Microwave; Dishwasher; Gas range
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating; Cooling
• Interior features: Blinds on windows; Smoke detector(s); Shed on property
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath manufactured listed at $127k.

Deal economics

• At list price, monthly cash flow is $166 ($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 $117k (7.8% below list).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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); 264 active listings in the ZIP; 26 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 $878 of loan paydown is wiped out by about $4k 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 305 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $102k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $111,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 305 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $128,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1867 W Camino Otero	0.10mi	2/2.0	910 (-4%)	3mo	$115,000	$126	82
1858 W Camino Harina	0.16mi	2/2.0	956 (+1%)	11mo	$144,350	$151	79
1911 W Camino Cerro	0.06mi	2/2.0	911 (-4%)	11mo	$90,000	$99	77
2178 S Javelina Ave	0.34mi	3/2.0 (+1)	930 (-2%)	3mo	$125,000	$134	69
2174 S Whitewing Ave	0.27mi	2/2.0	882 (-7%)	4mo	$121,000	$137	68
2166 S Javelina Ave	0.35mi	2/2.0	880 (-7%)	3mo	$137,500	$156	65
1870 W Camino Soledad	0.12mi	2/2.0	1,085 (+14%)	2mo	$146,500	$135	65
2303 W Dos Pesos Ln	0.41mi	2/2.0	842 (-11%)	0mo	$120,000	$143	58
2079 S Cottontail Ave	0.45mi	2/1.0	896 (-6%)	6mo	$60,000	$67	57
1927 W Camino Soledad	0.16mi	2/1.0	840 (-12%)	10mo	$110,000	$131	57
2041 S Coyote Ave	0.37mi	2/1.0	846 (-11%)	9mo	$116,000	$137	49
2161 S Sidewinder Ave	0.44mi	2/1.0	825 (-13%)	4mo	$75,000	$91	46

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-11,165
• Equity at exit: $18,936

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-820
• Equity at exit: $10,981

Cash invested: $35,560 (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: 264
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,171 high
• Mortgage (P&I): −$666
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $166

Break-even live

Break-even rent $961

Max offer price $127,000

Occupancy floor 81%

Sensitivity live

Price	-10% $238	-5% $202	+0% $166	+5% $130	+10% $94
Rent	-10% $74	-5% $120	+0% $166	+5% $213	+10% $259
Rate	-1.0pp $230	-0.5pp $199	base $166	+0.5pp $133	+1.0pp $100

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1280 W 24th St Apt 23 Yuma, AZ	2.0	1.0	700	$1,200	$1.71	14d	1	0.43mi
1280 W 24th St Unit 37 Yuma, AZ	1.0	1.0	650	$900	$1.38	22d	1	0.43mi
1280 W 24th St Unit 32 Yuma, AZ	2.0	1.0	700	$1,200	$1.71	22d	1	0.43mi
1280 W 24th St Unit 02 Yuma, AZ	2.0	2.0	750	$1,250	$1.67	22d	1	0.46mi
2150 S Avenue A #26 Yuma, AZ	2.0	2.0	905	$1,550	$1.71	14d	1	0.46mi
2100 S Avenue A Yuma, AZ	1.0	1.0	594	$1,010	$1.70	14d	1	0.47mi
2150 S Avenue A #60 Yuma, AZ	2.0	2.0	905	$1,050	$1.16	14d	1	0.50mi
1910 S Avenue A Yuma, AZ	2.0	1.0	543	$970	$1.79	14d	5	0.55mi
2200 S Avenue B Yuma, AZ	1.0–3.0	1.0–2.0	889	$965	$1.09	14d	7	0.56mi
2350 S Avenue B Yuma, AZ	2.0	1.0–2.0	525	$1,194	$2.27	14d	15	0.57mi
1823 W 18th St Yuma, AZ	1.0	1.0	600	$1,149	$1.92	14d	1	0.58mi
2044 S 11th Ave Unit 1 Yuma, AZ	1.0	1.0	650	$900	$1.38	14d	1	0.58mi
2575 W 24th St Yuma, AZ	1.0–2.0	1.0–2.0	764	$1,830	$2.39	14d	8	0.62mi
1103 W 20th St Unit 1045 Yuma, AZ	1.0	1.0	633	$1,000	$1.58	14d	1	0.63mi
1103 W 20th St Unit 1005 Yuma, AZ	2.0	1.0	742	$1,000	$1.35	14d	1	0.63mi
1850 S Avenue B Yuma, AZ	2.0–3.0	2.0	1050	$1,425	$1.36	14d	7	0.74mi
1700 S Crowder Ave #16 Yuma, AZ	2.0	2.0	1000	$1,250	$1.25	14d	1	0.81mi
1900 W 30th St Yuma, AZ	2.0–3.0	2.0	1024	$804	$0.79	14d	1	0.89mi
2714 S Virginia Dr Yuma, AZ	2.0	1.0	750	$925	$1.23	14d	2	1.28mi
2173 S 1st Ave Unit 10 Yuma, AZ	1.0	1.0	550	$850	$1.55	22d	1	1.28mi
2621 S Virginia Dr Unit 206 Yuma, AZ	1.0	1.0	580	$850	$1.47	22d	1	1.30mi
1334 S Avenue B Yuma, AZ	1.0–2.0	1.5–2.0	888	$1,295	$1.46	14d	24	1.32mi
1600 W 12th St Yuma, AZ	1.0–3.0	1.0–2.0	779	$1,200	$1.54	14d	32	1.40mi
3900 W 22nd Ln Yuma, AZ	2.0–3.0	2.0	971	$1,350	$1.39	14d	6	1.40mi
2183 S Walnut Ave Unit 2 Yuma, AZ	2.0	1.0	672	$975	$1.45	14d	1	1.48mi
2045 S Walnut Ave Yuma, AZ	3.0	1.0	940	$1,480	$1.57	22d	1	1.49mi

Listing history 28 events

1. 2026-06-21
   days on market $127,000 Active 305 DOM
2. 2026-06-19
   days on market $127,000 Active 303 DOM
3. 2026-06-18
   days on market $127,000 Active 302 DOM
4. 2026-06-17
   days on market $127,000 Active 301 DOM
5. 2026-06-16
   days on market $127,000 Active 300 DOM
6. 2026-06-15
   days on market $127,000 Active 299 DOM
7. 2026-06-14
   days on market $127,000 Active 297 DOM
8. 2026-06-13
   days on market $127,000 Active 296 DOM
9. 2026-06-10
   days on market $127,000 Active 294 DOM
10. 2026-06-09
    days on market $127,000 Active 293 DOM
11. 2026-06-08
    days on market $127,000 Active 292 DOM
12. 2026-06-07
    days on market $127,000 Active 291 DOM
13. 2026-06-05
    days on market $127,000 Active 288 DOM
14. 2026-06-02
    days on market $127,000 Active 286 DOM
15. 2026-06-01
    days on market $127,000 Active 285 DOM
16. 2026-05-31
    days on market $127,000 Active 284 DOM
17. 2026-05-30
    days on market $127,000 Active 283 DOM
18. 2026-03-31
    price $127,000
19. 2026-02-06
    price $134,000
20. 2025-08-20
    listed $139,000 Active
21. 2024-06-14
    soldstatus $102,500 Closed 500-char remark

    Show marketing remark (500 chars)

    Nice 2 bedroom 1 3/4 bath home with huge AZ room in 55+ park where you own the land. Large back yard with three sheds. All new wood-like vinyl plank flooring throughout the main home. Comes furnished complete with fridge, washer and dryer. AZ room is full length and adds additional square footage to the living area. What you see is what you get! Ready to move right in and priced to sell. Close to the hospital and shopping too! Seller will install new roof on home and shed with full price offer.

22. 2024-06-14
    soldstatus $102,500

    Show marketing remark (500 chars)

    Nice 2 bedroom 1 3/4 bath home with huge AZ room in 55+ park where you own the land. Large back yard with three sheds. All new wood-like vinyl plank flooring throughout the main home. Comes furnished complete with fridge, washer and dryer. AZ room is full length and adds additional square footage to the living area. What you see is what you get! Ready to move right in and priced to sell. Close to the hospital and shopping too! Seller will install new roof on home and shed with full price offer.

23. 2024-06-06
    historical Active Under Contract 500-char remark

    Show marketing remark (500 chars)

    Nice 2 bedroom 1 3/4 bath home with huge AZ room in 55+ park where you own the land. Large back yard with three sheds. All new wood-like vinyl plank flooring throughout the main home. Comes furnished complete with fridge, washer and dryer. AZ room is full length and adds additional square footage to the living area. What you see is what you get! Ready to move right in and priced to sell. Close to the hospital and shopping too! Seller will install new roof on home and shed with full price offer.

24. 2024-05-15
    price $117,000 500-char remark

    Show marketing remark (500 chars)

    Nice 2 bedroom 1 3/4 bath home with huge AZ room in 55+ park where you own the land. Large back yard with three sheds. All new wood-like vinyl plank flooring throughout the main home. Comes furnished complete with fridge, washer and dryer. AZ room is full length and adds additional square footage to the living area. What you see is what you get! Ready to move right in and priced to sell. Close to the hospital and shopping too! Seller will install new roof on home and shed with full price offer.

25. 2024-03-23
    listed $120,000 Active 500-char remark

    Show marketing remark (500 chars)

    Nice 2 bedroom 1 3/4 bath home with huge AZ room in 55+ park where you own the land. Large back yard with three sheds. All new wood-like vinyl plank flooring throughout the main home. Comes furnished complete with fridge, washer and dryer. AZ room is full length and adds additional square footage to the living area. What you see is what you get! Ready to move right in and priced to sell. Close to the hospital and shopping too! Seller will install new roof on home and shed with full price offer.

26. 2012-02-09
    soldstatus $49,400
27. 1993-04-01
    soldstatus $48,000
28. 1993-03-01
    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: $482 · $40/mo
• Projected year-2 tax: $838 · $70/mo
• Expected delta: +$356/yr (+$30/mo · 73.8%)

ⓘ 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: $14,056
• − Mortgage interest: −$7,114
• − Property taxes: −$482
• − Insurance: −$635
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$3,695
• Taxable loss: −$118
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $2,024/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

+164.6% since first listed

11 events — show timeline

• 2026-03-31 Price Changed $127,000 YAR
• 2026-02-06 Price Changed $134,000 YAR
• 2025-08-20 Listed $139,000 YAR
• 2024-06-14 Sold (Public Records) $102,500 Public Records
• 2024-06-14 Sold (MLS) $102,500 YAR
• 2024-06-06 Contingent — YAR
• 2024-05-15 Price Changed $117,000 YAR
• 2024-03-23 Listed $120,000 YAR
• 2012-02-09 Sold (Public Records) $49,400 Public Records
• 1993-04-01 Sold (Public Records) $48,000 Public Records
• 1993-03-01 Sold (Public Records) $48,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $482 · +4.5% YoY. Source: county tax records.