10323 E Compadre Pl · Fortuna Foothills, AZ 85365

$71,000

1 bd · 1.0 ba · 402 sqft · Manufactured public records · 222 Days on market

Built 1989 1,980 sqft lot Est $72k · at est. $54/mo HOA · 4% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.1/15.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained park model in Los Amigos 55+ neighborhood is waiting for a new owner. This beauty can be your new home or winter spot --- you can enjoy the Yuma winters inside the screened Arizona room or in the back next to the BBQ grill. All the furnishings are included so you just need to bring your favorite pictures to hang on the wall!

Key facts

• Bbq grill
• Furnishings included
• 1,980 sq ft lot

Tags

• SCREENED ARIZONA ROOM
• BBQ GRILL
• FURNISHINGS INCLUDED

Property features AI

Finance

• Other: Paved road access; Lot approximately 1,980 square feet
• HOA & community: Homeowners association with a monthly fee of $54; Senior community

Exterior

• Parking: Attached carport; One covered parking space; One total parking space; Open parking available
• Security: Smoke detector(s)
• Utilities: Public water; Shared septic
• Home design: Manufactured home; Residential property
• Construction: Mobile home / manufactured construction
• Exterior features: Covered patio; Patio; Sliding doors; Workshop

Interior

• Kitchen: Refrigerator; Microwave; Electric range; Water purifier
• Flooring: Other
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Heating; Cooling
• Interior features: Double-pane windows; Bay window; Blinds; Smoke detector(s); TV antenna
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $71k.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 4.2% in Fortuna Foothills — 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 60/100 on livability (#174 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• 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; 2 comparable units currently listed for rent nearby; 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 $491 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $31k; list at $71k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 2.05% ✓
• Cap rate: 17.53%
• Cash-on-cash: 40.12%
• DSCR: 2.79
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $71,958
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10322 E 29 Pl	0.04mi	1/1.0	400 (-0%)	0mo	$79,900	$200	97
10331 E Compadre Ln	0.12mi	1/1.0	398 (-1%)	1mo	$52,000	$131	92
10328 E 29 Ln	0.07mi	1/1.0	402 (0%)	10mo	$44,200	$110	88
10313 E Compadre Pl	0.01mi	1/1.0	420 (+4%)	9mo	$75,000	$179	85
10309 E 30 St	0.15mi	1/1.0	396 (-2%)	7mo	$55,000	$139	84
10349 E 28 Ln	0.04mi	1/1.0	430 (+7%)	3mo	$75,000	$174	84
10337 E 29 Ln	0.09mi	1/1.0	419 (+4%)	9mo	$65,000	$155	81
10343 E 30 St	0.15mi	1/1.0	393 (-2%)	10mo	$85,000	$216	81
10209 S Spring Ave	0.50mi	1/1.0	401 (-0%)	7mo	$158,000	$394	70
10335 E 29 Pl	0.06mi	1/1.0	456 (+13%)	7mo	$65,000	$143	69
10207 S Avenida Compadres	0.47mi	2/1.0 (+1)	404 (+0%)	6mo	$115,000	$285	67
10392 S Avenida Compadres	0.26mi	2/2.0 (+1)	385 (-4%)	10mo	$142,000	$369	64

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: 33.1%
• Equity multiple: 2.34×
• Total profit: $26,584
• Equity at exit: $10,586

10-year hold

• IRR: 38.4%
• Equity multiple: 4.08×
• Total profit: $61,261
• Equity at exit: $6,139

Cash invested: $19,880 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$372
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$30
• HOA: −$54
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $665

Break-even live

Break-even rent $613

Max offer price $71,000

Occupancy floor 49%

Sensitivity live

Price	-10% $705	-5% $685	+0% $665	+5% $645	+10% $624
Rent	-10% $550	-5% $607	+0% $665	+5% $722	+10% $780
Rate	-1.0pp $700	-0.5pp $683	base $665	+0.5pp $646	+1.0pp $628

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10237 S Avenida Compadres Yuma, AZ	1.0	1.0	200	$1,600	$8.00	22d	1	0.45mi
10237 S Avenida Compadres Unit 1/2 Yuma, AZ	1.0	1.0	200	$1,400	$7.00	22d	1	0.45mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 23 events

1. 2026-06-21
   days on market $71,000 Active 222 DOM
2. 2026-06-19
   days on market $71,000 Active 220 DOM
3. 2026-06-18
   days on market $71,000 Active 219 DOM
4. 2026-06-17
   days on market $71,000 Active 218 DOM
5. 2026-06-16
   days on market $71,000 Active 217 DOM
6. 2026-06-15
   days on market $71,000 Active 216 DOM
7. 2026-06-14
   days on market $71,000 Active 214 DOM
8. 2026-06-13
   days on market $71,000 Active 213 DOM
9. 2026-06-10
   days on market $71,000 Active 211 DOM
10. 2026-06-09
    days on market $71,000 Active 210 DOM
11. 2026-06-08
    days on market $71,000 Active 209 DOM
12. 2026-06-07
    days on market $71,000 Active 208 DOM
13. 2026-06-05
    days on market $71,000 Active 205 DOM
14. 2026-06-02
    days on market $71,000 Active 203 DOM
15. 2026-06-01
    days on market $71,000 Active 202 DOM
16. 2026-05-31
    days on market $71,000 Active 201 DOM
17. 2026-05-30
    days on market $71,000 Active 200 DOM
18. 2026-05-18
    status Active
19. 2026-05-14
    historical Active Under Contract
20. 2026-01-23
    price $71,000
21. 2025-11-11
    listed $73,000 Active
22. 1997-02-14
    soldstatus $31,000
23. 1994-11-28
    soldstatus $28,000

ⓘ 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: $340 · $28/mo
• Projected year-2 tax: $469 · $39/mo
• Expected delta: +$128/yr (+$11/mo · 37.7%)

ⓘ 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 5 d/yr ≥114°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,452
• − Mortgage interest: −$3,977
• − Property taxes: −$340
• − Insurance: −$355
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − HOA: −$648
• − Depreciation: −$2,065
• Taxable income: $7,274
• Est. tax owed @ 24.0%: −$1,746
• After-tax cash flow: $6,230/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 — Fortuna Foothills

• Score: 60/100
• State rank: #174
• US rank: #18663

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fortuna Foothills, AZ
• County: Yuma County · 149,809 people
• City population: 21,356
• 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

+153.6% since first listed

6 events — show timeline

• 2026-05-18 Relisted — YAR
• 2026-05-14 Contingent — YAR
• 2026-01-23 Price Changed $71,000 YAR
• 2025-11-11 Listed $73,000 YAR
• 1997-02-14 Sold (Public Records) $31,000 Public Records
• 1994-11-28 Sold (Public Records) $28,000 Public Records

Property tax history

-2.6%/yr

Latest (2025): $340 · +2.7% YoY. Source: county tax records.