33 W Teton Dr · Yuma, AZ 85364

$122,000

2 bd · 3.0 ba · 1,100 sqft · Manufactured public records · 192 Days on market

Built 1970 5,040 sqft lot Est $146k · 17% under $70/mo HOA · 5% of rent

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Why this score? — see what drove the B- 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.4/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to peaceful desert living in Palm Desert Mobile Estates, one of Yuma’s most desirable 55+ communities. This beautifully maintained home sits on owned land—a rare find—and is surrounded by mature trees and lush landscaping that create a serene, private setting. Enjoy the outdoors year-round with multiple patios perfect for morning coffee, entertaining, or simply soaking in the sunshine. Inside, the bright kitchen features updated Corian countertops, plenty of cabinetry, and great natural light. The guest bedroom includes a built-in Murphy bed, offering comfortable accommodations while preserving valuable space. For year-round comfort, the home is equipped with newer

Key facts

• Multiple patios
• Newer mini-splits
• Detached casita

Tags

• OWNED LAND
• MULTIPLE PATIOS
• UPDATED CORIAN COUNTERTOPS
• BUILT-IN MURPHY BED
• NEWER MINI-SPLITS
• DETACHED CASITA

Property features AI

Finance

• HOA & community: Homeowners association (HOA) with $70 fee; Located in a senior community

Exterior

• Parking: 4 total parking spaces; 4 covered spaces; Attached garage; Carport with 4 spaces; RV access/parking; Attached carport
• Utilities: Public water; Private sewer
• Home design: Manufactured home; Residential property
• Construction: Guest house; Workshop; Shed(s)
• Exterior features: RV hookup; Covered patio

Interior

• Kitchen: Refrigerator; Microwave; Dishwasher; Gas range
• Flooring: Carpet; Other flooring
• Bathrooms: 1 full bathroom; 2 three-quarter bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Double-pane windows; Bay windows; Window blinds
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath manufactured listed at $122k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Recommended offer: $107k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 rising (+2.0%/yr); 264 active listings in the ZIP; 9 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 $843 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 192 days — a 12% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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.

Recommended offer $107,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.14% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.25%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $146,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 W Ocotillo Ln	0.14mi	2/2.0	1,064 (-3%)	8mo	$155,000	$146	77
3583 S Kings Ct #10	0.17mi	2/2.0	1,050 (-4%)	5mo	$137,000	$130	76
52 W Casa Blanca Dr	0.24mi	2/2.0	1,040 (-6%)	3mo	$146,000	$140	74
582 W Rainbow Ln	0.15mi	2/2.0	1,152 (+5%)	11mo	$136,000	$118	72
686 W Rainbow Ln	0.21mi	2/2.0	1,152 (+5%)	11mo	$115,000	$100	69
531 W Ocotillo Ln	0.17mi	2/2.0	1,248 (+14%)	2mo	$194,000	$155	64
3717 S Lakeside Cir	0.42mi	2/1.5	1,121 (+2%)	12mo	$179,900	$160	62
3460 S Redondo Rd	0.20mi	2/2.0	1,222 (+11%)	8mo	$145,000	$119	61
3748 S Lakeside Dr	0.53mi	2/2.0	1,152 (+5%)	4mo	$130,000	$113	60
549 W Ocotillo Ln	0.18mi	2/1.0	1,248 (+14%)	5mo	$119,000	$95	57
3789 S Chapala Cir	0.46mi	2/2.0	1,261 (+15%)	0mo	$179,900	$143	50
1100 W 34 Pl	0.54mi	2/2.0	960 (-13%)	0mo	$128,000	$133	49

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,522
• Equity at exit: $18,191

10-year hold

• IRR: 6.7%
• Equity multiple: 1.48×
• Total profit: $16,359
• Equity at exit: $10,548

Cash invested: $34,160 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$640
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$51
• HOA: −$70
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $292

Break-even live

Break-even rent $1,027

Max offer price $122,000

Occupancy floor 74%

Sensitivity live

Price	-10% $361	-5% $326	+0% $292	+5% $257	+10% $223
Rent	-10% $181	-5% $237	+0% $292	+5% $347	+10% $402
Rate	-1.0pp $353	-0.5pp $323	base $292	+0.5pp $260	+1.0pp $228

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.25mi
1169 W 34th St Yuma, AZ	3.0	1.5	1430	$1,750	$1.22	14d	1	0.54mi
225 W Catalina Dr Yuma, AZ	1.0–2.0	1.0–2.0	777	$1,363	$1.75	14d	7	0.76mi
515 E Country Club Dr Unit 515B Yuma, AZ	2.0	1.0	800	$1,200	$1.50	14d	1	0.82mi
517 E Country Club Dr Unit 517D Yuma, AZ	2.0	1.0	800	$1,200	$1.50	14d	1	0.82mi
143 W 27th Pl Yuma, AZ	3.0	2.0	1277	$1,500	$1.17	22d	1	1.10mi
2714 S Virginia Dr Yuma, AZ	2.0	1.0	750	$925	$1.23	14d	2	1.10mi
1900 W 30th St Yuma, AZ	2.0–3.0	2.0	1024	$804	$0.79	14d	1	1.36mi
1778 W 28th St Yuma, AZ	3.0	2.0	1200	$3,300	$2.75	14d	1	1.39mi

HOA detail

• Monthly dues: $70 · $840/yr
• Likely covers: landscaping

Listing history 24 events

1. 2026-06-21
   days on market $122,000 Active 192 DOM
2. 2026-06-19
   days on market $122,000 Active 190 DOM
3. 2026-06-18
   days on market $122,000 Active 189 DOM
4. 2026-06-17
   days on market $122,000 Active 188 DOM
5. 2026-06-16
   days on market $122,000 Active 187 DOM
6. 2026-06-15
   days on market $122,000 Active 186 DOM
7. 2026-06-14
   days on market $122,000 Active 184 DOM
8. 2026-06-13
   days on market $122,000 Active 183 DOM
9. 2026-06-10
   days on market $122,000 Active 181 DOM
10. 2026-06-09
    days on market $122,000 Active 180 DOM
11. 2026-06-08
    days on market $122,000 Active 179 DOM
12. 2026-06-07
    days on market $122,000 Active 178 DOM
13. 2026-06-05
    days on market $122,000 Active 175 DOM
14. 2026-06-02
    days on market $122,000 Active 173 DOM
15. 2026-06-01
    days on market $122,000 Active 172 DOM
16. 2026-05-31
    days on market $122,000 Active 171 DOM
17. 2026-05-30
    days on market $122,000 Active 170 DOM
18. 2026-05-01
    price $122,000
19. 2026-04-06
    price $124,900
20. 2026-02-19
    price $129,900
21. 2025-12-11
    listed $134,900 Active
22. 2007-09-24
    soldstatus $95,000
23. 1995-12-21
    soldstatus $60,000
24. 1995-11-01
    soldstatus $60,000

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $805 · $67/mo
• Expected delta: +$193/yr (+$16/mo · 31.6%)

ⓘ 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 · 19 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: $16,760
• − Mortgage interest: −$6,834
• − Property taxes: −$612
• − Insurance: −$610
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − HOA: −$840
• − Depreciation: −$3,549
• Taxable income: $1,633
• Est. tax owed @ 24.0%: −$392
• After-tax cash flow: $3,109/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): 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

+103.3% since first listed

7 events — show timeline

• 2026-05-01 Price Changed $122,000 YAR
• 2026-04-06 Price Changed $124,900 YAR
• 2026-02-19 Price Changed $129,900 YAR
• 2025-12-11 Listed $134,900 YAR
• 2007-09-24 Sold (Public Records) $95,000 Public Records
• 1995-12-21 Sold (Public Records) $60,000 Public Records
• 1995-11-01 Sold (Public Records) $60,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $612 · +3.3% YoY. Source: county tax records.