13223 E 55 Dr · Fortuna Foothills, AZ 85367

$245,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 21 Days on market

Built 1998 7,040 sqft lot Est $228k · 7% over

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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 +14.5/30.0
• DSCR +4.4/10.0
• ARV discount +4.2/15.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This gem in the Foothills, nestled on 55th drive will suit your every need! 3bds and 2bath with over 1250sf of living space is just the beginning. Seller updated living space flooring with waterproof luxury vinyl plank, installed new HVAC system, upgraded kinetico water system and most furnishings will convey for a turnkey move. RV parking galore on large concrete pad secured by double gates and easy access. Storage is of no issue with the two outdoor buildings sizing 10x12 and 16x12 (w/ a roll up door)!

Key facts

• Large concrete pad
• Rv access
• 16x12 workshop

Tags

• OVERSIZED BACKYARD
• DOUBLE GATES
• RV ACCESS
• LARGE CONCRETE PAD
• 16X12 WORKSHOP
• ROLL UP DOOR

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; Attached garage; Attached carport; 2 carport spaces; RV access/parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property
• Construction: Mobile/Manufactured construction
• Exterior features: Covered patio; Patio; Workshop; Shed(s); Paved road access; Curbs

Interior

• Kitchen: Disposal; Refrigerator; Microwave; Dishwasher; Gas range; Water softener (owned); Water purifier
• Flooring: Wood
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Heating; Cooling
• Interior features: Skylights; Double-pane windows; Smoke detector(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $53 ($632/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 $194k (20.9% below list).
• Recommended offer: $194k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 rising fast (+4.5%/yr); 413 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,399 units permitted in Yuma County in 2024 (180 in 5+ unit buildings).
• This rent runs 40% of the median local income ($58k/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 21 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask is 15706% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $195k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,720 (20.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.79% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $228,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13113 E 53 Dr	0.29mi	2/2.0 (-1)	1,288 (-1%)	7mo	$239,900	$186	74
13573 E 54 Dr	0.46mi	3/2.0	1,248 (-4%)	3mo	$196,131	$157	70
13537 E 51 Ln	0.61mi	3/2.0	1,296 (0%)	5mo	$185,000	$143	68
13580 E 55 Dr	0.45mi	3/2.0	1,232 (-5%)	8mo	$192,000	$156	64
13663 E 54 Dr	0.56mi	3/3.0	1,296 (0%)	12mo	$279,000	$215	60
13621 E 55 Dr	0.50mi	2/2.0 (-1)	1,425 (+10%)	2mo	$274,900	$193	54
13428 E 51 Pl	0.60mi	2/2.0 (-1)	1,196 (-8%)	2mo	$229,900	$192	53
13308 E 53 St	0.35mi	4/2.0 (+1)	1,470 (+13%)	8mo	$249,900	$170	50
13198 E 51 Pl	0.54mi	2/2.0 (-1)	1,144 (-12%)	3mo	$230,000	$201	48
13140 E 49 Ln	0.74mi	3/3.0	1,179 (-9%)	4mo	$180,500	$153	43
13262 E 50 St	0.69mi	2/2.0 (-1)	1,136 (-12%)	7mo	$200,000	$176	37
13180 E 51 St	0.59mi	2/3.0 (-1)	1,134 (-12%)	8mo	$185,000	$163	36

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 · 4.46% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-33,564
• Equity at exit: $36,530

10-year hold

• IRR: -2.7%
• Equity multiple: 0.81×
• Total profit: $-13,124
• Equity at exit: $21,183

Cash invested: $68,600 (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 85367

• Home prices YoY: -26.2%
• Rents YoY: 4.5%
• Active inventory: 413
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,937 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$91 /mo · $1,090/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $53

Break-even live

Break-even rent $1,871

Max offer price $245,000

Occupancy floor 92%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13257 E 55th Dr Yuma, AZ	2.0	2.0	1344	$1,950	$1.45	13d	1	0.04mi
13407 E 55th St Yuma, AZ	2.0	2.0	1298	$1,600	$1.23	21d	1	0.22mi
13252 E 50th St Yuma, AZ	3.0	2.0	1596	$1,550	$0.97	13d	1	0.68mi
13239 E 49th Dr Yuma, AZ	2.0	2.0	1352	$1,800	$1.33	13d	1	0.75mi
12673 S 50th Dr Yuma, AZ	3.0	2.0	1520	$1,900	$1.25	13d	1	0.83mi
12615 E 49th St Yuma, AZ	3.0	2.0	1477	$1,750	$1.18	13d	1	0.97mi
14341 E 54th St Yuma, AZ	3.0	2.0	1714	$2,300	$1.34	13d	1	1.15mi
13308 E 45th St Yuma, AZ	3.0	2.0	1290	$1,800	$1.40	13d	1	1.35mi
13289 S Onammi Ave Yuma, AZ	2.0	2.0	950	$1,600	$1.68	13d	1	1.44mi

Listing history 8 events

1. 2026-05-31
   days on market $245,000 Active 21 DOM
2. 2026-05-30
   days on market $245,000 Active 20 DOM
3. 2026-05-16
   listed $1,550
4. 2026-05-11
   listed $245,000 Active
5. 2021-05-18
   soldstatus $195,000
6. 2021-05-12
   soldstatus $195,000 509-char remark

   Show marketing remark (509 chars)

   This gem in the Foothills, nestled on 55th drive will suit your every need! 3bds and 2bath with over 1250sf of living space is just the beginning. Seller updated living space flooring with waterproof luxury vinyl plank, installed new HVAC system, upgraded kinetico water system and most furnishings will convey for a turnkey move. RV parking galore on large concrete pad secured by double gates and easy access. Storage is of no issue with the two outdoor buildings sizing 10x12 and 16x12 (w/ a roll up door)!

7. 2021-03-15
   listed $184,900 509-char remark

   Show marketing remark (509 chars)

   This gem in the Foothills, nestled on 55th drive will suit your every need! 3bds and 2bath with over 1250sf of living space is just the beginning. Seller updated living space flooring with waterproof luxury vinyl plank, installed new HVAC system, upgraded kinetico water system and most furnishings will convey for a turnkey move. RV parking galore on large concrete pad secured by double gates and easy access. Storage is of no issue with the two outdoor buildings sizing 10x12 and 16x12 (w/ a roll up door)!

8. 2009-05-19
   soldstatus $144,900

ⓘ 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: $1,090 · $91/mo
• Projected year-2 tax: $1,617 · $135/mo
• Expected delta: +$527/yr (+$44/mo · 48.3%)

ⓘ 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 ≥113°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,246
• − Mortgage interest: −$13,724
• − Property taxes: −$1,090
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$7,127
• Taxable loss: −$3,639
• Est. tax savings @ 24.0%: +$873
• After-tax cash flow: $1,505/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): 22,074
• Household income: $58,469
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 408.0

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 White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 22% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Portuguese 4% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -80.81%
• Current HPI: 227.2692
• Rent YoY: ▲ 4.46%
• 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

-98.9% since first listed

6 events — show timeline

• 2026-05-16 Listed for Rent $1,550 RENTEC
• 2026-05-11 Listed $245,000 YAR
• 2021-05-18 Sold (Public Records) $195,000 Public Records
• 2021-05-12 Sold (MLS) $195,000 YAR
• 2021-03-15 Listed $184,900 YAR
• 2009-05-19 Sold (Public Records) $144,900 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,090 · +3.2% YoY. Source: county tax records.