546 W Rainbow Ln · Yuma, AZ 85365

$240,000

3 bd · 2.0 ba · 1,566 sqft · Land public records · 62 Days on market

Built 2022 4,480 sqft 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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Key facts

• 4,480 sq ft lot
• Garage
• Built 2022

Property features AI

Finance

• HOA & community: Located in a senior community

Exterior

• Parking: Attached carport; 1 covered parking space; 1 total parking space
• Security: Security system
• Home design: Manufactured home; Single-story
• Construction: Mobile home / manufactured construction
• Exterior features: Paved road access; Spa / Hot Tub (bath feature)

Interior

• Kitchen: Disposal; Refrigerator; Dishwasher; Gas range
• Flooring: Laminate; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Skylights; Window blinds; Security system; Therapeutic whirlpool (accessibility feature)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $240k.

Deal economics

• At list price, monthly cash flow is $37 ($442/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 $207k (13.9% below list).
• Recommended offer: $207k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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).
• This rent runs 35% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 62 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; list at $240k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,732 (13.9% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.86% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.37×
• Total profit: $-42,610
• Equity at exit: $35,785

10-year hold

• IRR: -18.1%
• Equity multiple: 0.14×
• Total profit: $-57,526
• Equity at exit: $20,751

Cash invested: $67,200 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$238 /mo · $2,853/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $37

Break-even live

Break-even rent $2,021

Max offer price $240,000

Occupancy floor 93%

Sensitivity live

Price	-10% $173	-5% $105	+0% $37	+5% $-31	+10% $-99
Rent	-10% $-126	-5% $-45	+0% $37	+5% $118	+10% $200
Rate	-1.0pp $158	-0.5pp $98	base $37	+0.5pp $-25	+1.0pp $-89

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3539 S Cholla Dr Yuma, AZ	3.0	2.0	1973	$2,150	$1.09	14d	1	0.32mi
3533 S Cholla Dr Yuma, AZ	2.0	2.0	1814	$2,495	$1.38	22d	1	0.32mi
1169 W 34th St Yuma, AZ	3.0	1.5	1430	$1,750	$1.22	14d	1	0.43mi
143 W 27th Pl Yuma, AZ	3.0	2.0	1277	$1,500	$1.17	22d	1	1.12mi
2668 S Madison Ave Yuma, AZ	4.0	2.0	1356	$1,600	$1.18	14d	1	1.25mi
1900 W 30th St Yuma, AZ	2.0–3.0	2.0	1024	$1,136	$1.11	14d	1	1.27mi
1778 W 28th St Yuma, AZ	3.0	2.0	1200	$3,300	$2.75	14d	1	1.31mi

Listing history 19 events

1. 2026-06-21
   days on market $240,000 Active 62 DOM
2. 2026-06-19
   days on market $240,000 Active 60 DOM
3. 2026-06-18
   days on market $240,000 Active 59 DOM
4. 2026-06-17
   days on market $240,000 Active 58 DOM
5. 2026-06-16
   days on market $240,000 Active 57 DOM
6. 2026-06-15
   days on market $240,000 Active 56 DOM
7. 2026-06-14
   days on market $240,000 Active 54 DOM
8. 2026-06-13
   days on market $240,000 Active 53 DOM
9. 2026-06-10
   days on market $240,000 Active 51 DOM
10. 2026-06-09
    days on market $240,000 Active 50 DOM
11. 2026-06-08
    days on market $240,000 Active 49 DOM
12. 2026-06-07
    days on market $240,000 Active 48 DOM
13. 2026-06-05
    days on market $240,000 Active 45 DOM
14. 2026-06-02
    days on market $240,000 Active 43 DOM
15. 2026-06-01
    days on market $240,000 Active 42 DOM
16. 2026-05-31
    days on market $240,000 Active 41 DOM
17. 2026-05-30
    days on market $240,000 Active 40 DOM
18. 2026-04-20
    listed $240,000 Active
19. 2022-11-22
    soldstatus $125,000

ⓘ 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: $2,853 · $238/mo
• Projected year-2 tax: $2,853 · $238/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6 d/yr ≥113°F today · 18 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: $24,808
• − Mortgage interest: −$13,444
• − Property taxes: −$2,853
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − Depreciation: −$6,982
• Taxable loss: −$3,640
• Est. tax savings @ 24.0%: +$874
• After-tax cash flow: $1,316/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

+92.0% since first listed

2 events — show timeline

• 2026-04-20 Listed $240,000 YAR
• 2022-11-22 Sold (Public Records) $125,000 Public Records

Property tax history

+16.7%/yr

Latest (2025): $2,853 · +24.5% YoY. Source: county tax records.