1850 W Camino Cerro · Yuma, AZ 85364

$147,900

2 bd · 2.0 ba · 894 sqft · Manufactured public records · 154 Days on market

Built 1978 3,362 sqft lot Est $122k · 21% over

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Why this score? — see what drove the F 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 +15.3/30.0
• DSCR +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE, CUTE, CUTE little single wide in a beautiful community. Two bedroom, two full baths in a split floorplan layout. Community pool is serene. All appliances, including washer and dryer, and two mounted TVs, stay with purchase. Screens have been added to all dual pane windows and added along the driveway of the property.

Key facts

• Use of pool
• Own your own land
• Window coverings

Tags

• NEWER APPLIANCES
• WINDOW COVERINGS
• TWO PATIO AREAS
• EXTENDED HIGH BRICK WALLS
• OWN YOUR OWN LAND
• USE OF POOL

Property features AI

Finance

• HOA & community: Located in a senior community

Exterior

• Parking: 3 total parking spaces; 3 covered spaces; Attached garage; Attached carport (3 spaces)
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property
• Construction: Mobile home / manufactured construction
• Exterior features: Patio; Workshop

Interior

• Kitchen: Disposal; Refrigerator; Microwave; Dishwasher; Electric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Blinds; Disposal; Refrigerator; Microwave; Dishwasher; Electric range; Washer; Dryer
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $148k.

Deal economics

• At list price, monthly cash flow is $55 ($659/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 (20.9% below list).
• Recommended offer: $117k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: crime C-, employment D, commute F.
• 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.
• Zoned schools: Gowan Science Academy (math 40% / reading 55%, grade D, #303 of 1,109 statewide, top 28%, 738 students, 26% FRL); Centennial Middle School (math 20% / reading 24%, grade F, #119 of 218 statewide, top 55%, 715 students, 77% FRL); Yuma High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 1,147 students, 80% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: Rents rising (+2.0%/yr); 263 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 $1k 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 154 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $148k implies a 128% gain — meaningful room to come down on a strong offer.

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 $116,980 (20.9% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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?
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: 0.79% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $122,478
• 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	0.12mi	2/2.0	910 (+2%)	3mo	$115,000	$126	89
1911 W Camino Cerro	0.05mi	2/2.0	911 (+2%)	11mo	$90,000	$99	86
2174 S Whitewing Ave	0.24mi	2/2.0	882 (-1%)	4mo	$121,000	$137	83
2166 S Javelina Ave	0.32mi	2/2.0	880 (-2%)	3mo	$137,500	$156	80
2303 W Dos Pesos Ln	0.38mi	2/2.0	842 (-6%)	0mo	$120,000	$143	72
1841 W Camino Granada	0.08mi	2/2.0	825 (-8%)	14mo	$118,000	$143	72
2079 S Cottontail Ave	0.42mi	2/1.0	896 (+0%)	6mo	$60,000	$67	71
1858 W Camino Harina	0.18mi	2/2.0	956 (+7%)	11mo	$144,350	$151	71
2178 S Javelina Ave	0.32mi	3/2.0 (+1)	930 (+4%)	3mo	$125,000	$134	71
1927 W Camino Soledad	0.17mi	2/1.0	840 (-6%)	10mo	$110,000	$131	70
2041 S Coyote Ave	0.34mi	2/1.0	846 (-5%)	9mo	$116,000	$137	64
2161 S Sidewinder Ave	0.42mi	2/1.0	825 (-8%)	4mo	$75,000	$91	60

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: -14.8%
• Equity multiple: 0.48×
• Total profit: $-21,666
• Equity at exit: $22,052

10-year hold

• IRR: -7.6%
• Equity multiple: 0.54×
• Total profit: $-19,180
• Equity at exit: $12,788

Cash invested: $41,412 (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: 263
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,170 high
• Mortgage (P&I): −$776
• Tax from tax record: −$32 /mo · $384/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $55

Break-even live

Break-even rent $1,100

Max offer price $147,900

Occupancy floor 90%

Sensitivity live

Price	-10% $139	-5% $97	+0% $55	+5% $13	+10% $-29
Rent	-10% $-38	-5% $9	+0% $55	+5% $101	+10% $147
Rate	-1.0pp $129	-0.5pp $93	base $55	+0.5pp $17	+1.0pp $-22

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: $36,975
• Closing costs: $4,437
• 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	15d	1	0.43mi
1280 W 24th St Unit 37 Yuma, AZ	1.0	1.0	650	$900	$1.38	23d	1	0.43mi
1280 W 24th St Unit 32 Yuma, AZ	2.0	1.0	700	$1,200	$1.71	23d	1	0.43mi
1280 W 24th St Unit 02 Yuma, AZ	2.0	2.0	750	$1,250	$1.67	23d	1	0.46mi
2150 S Avenue A #26 Yuma, AZ	2.0	2.0	905	$1,550	$1.71	15d	1	0.46mi
2100 S Avenue A Yuma, AZ	1.0	1.0	594	$1,010	$1.70	15d	1	0.47mi
2150 S Avenue A #60 Yuma, AZ	2.0	2.0	905	$1,050	$1.16	15d	1	0.50mi
1910 S Avenue A Yuma, AZ	2.0	1.0	543	$970	$1.79	15d	5	0.55mi
2200 S Avenue B Yuma, AZ	1.0–3.0	1.0–2.0	889	$965	$1.09	15d	7	0.56mi
2350 S Avenue B Yuma, AZ	2.0	1.0–2.0	525	$1,194	$2.27	15d	15	0.57mi
1823 W 18th St Yuma, AZ	1.0	1.0	600	$1,149	$1.92	15d	1	0.58mi
2044 S 11th Ave Unit 1 Yuma, AZ	1.0	1.0	650	$900	$1.38	15d	1	0.58mi
2575 W 24th St Yuma, AZ	1.0–2.0	1.0–2.0	764	$1,830	$2.39	15d	8	0.62mi
1103 W 20th St Unit 1045 Yuma, AZ	1.0	1.0	633	$1,000	$1.58	15d	1	0.63mi
1103 W 20th St Unit 1005 Yuma, AZ	2.0	1.0	742	$1,000	$1.35	15d	1	0.63mi
1850 S Avenue B Yuma, AZ	2.0–3.0	2.0	1050	$1,425	$1.36	15d	7	0.74mi
1700 S Crowder Ave #16 Yuma, AZ	2.0	2.0	1000	$1,250	$1.25	15d	1	0.81mi
1900 W 30th St Yuma, AZ	2.0–3.0	2.0	1024	$804	$0.79	15d	1	0.89mi
2714 S Virginia Dr Yuma, AZ	2.0	1.0	750	$925	$1.23	15d	2	1.28mi
2173 S 1st Ave Unit 10 Yuma, AZ	1.0	1.0	550	$850	$1.55	23d	1	1.28mi
2621 S Virginia Dr Unit 206 Yuma, AZ	1.0	1.0	580	$850	$1.47	23d	1	1.30mi
1334 S Avenue B Yuma, AZ	1.0–2.0	1.5–2.0	888	$1,295	$1.46	15d	24	1.32mi
1600 W 12th St Yuma, AZ	1.0–3.0	1.0–2.0	779	$1,200	$1.54	15d	32	1.40mi
3900 W 22nd Ln Yuma, AZ	2.0–3.0	2.0	971	$1,350	$1.39	15d	6	1.40mi
2183 S Walnut Ave Unit 2 Yuma, AZ	2.0	1.0	672	$975	$1.45	15d	1	1.48mi
2045 S Walnut Ave Yuma, AZ	3.0	1.0	940	$1,480	$1.57	23d	1	1.49mi

Listing history 33 events

1. 2026-06-21
   days on market $147,900 Active 154 DOM
2. 2026-06-19
   days on market $147,900 Active 152 DOM
3. 2026-06-18
   days on market $147,900 Active 151 DOM
4. 2026-06-17
   days on market $147,900 Active 150 DOM
5. 2026-06-16
   days on market $147,900 Active 149 DOM
6. 2026-06-15
   days on market $147,900 Active 148 DOM
7. 2026-06-14
   days on market $147,900 Active 146 DOM
8. 2026-06-13
   days on market $147,900 Active 145 DOM
9. 2026-06-10
   days on market $147,900 Active 143 DOM
10. 2026-06-09
    days on market $147,900 Active 142 DOM
11. 2026-06-08
    days on market $147,900 Active 141 DOM
12. 2026-06-07
    days on market $147,900 Active 140 DOM
13. 2026-06-05
    days on market $147,900 Active 137 DOM
14. 2026-06-02
    days on market $147,900 Active 135 DOM
15. 2026-06-01
    days on market $147,900 Active 134 DOM
16. 2026-05-31
    days on market $147,900 Active 133 DOM
17. 2026-05-30
    days on market $147,900 Active 132 DOM
18. 2026-04-27
    price $147,900
19. 2026-03-04
    price $154,900
20. 2026-01-18
    listed $159,900 Active
21. 2021-02-03
    soldstatus $65,000 324-char remark

    Show marketing remark (324 chars)

    CUTE, CUTE, CUTE little single wide in a beautiful community. Two bedroom, two full baths in a split floorplan layout. Community pool is serene. All appliances, including washer and dryer, and two mounted TVs, stay with purchase. Screens have been added to all dual pane windows and added along the driveway of the property.

22. 2021-02-03
    soldstatus $65,000

    Show marketing remark (324 chars)

    CUTE, CUTE, CUTE little single wide in a beautiful community. Two bedroom, two full baths in a split floorplan layout. Community pool is serene. All appliances, including washer and dryer, and two mounted TVs, stay with purchase. Screens have been added to all dual pane windows and added along the driveway of the property.

23. 2020-12-03
    listed $65,500 324-char remark

    Show marketing remark (324 chars)

    CUTE, CUTE, CUTE little single wide in a beautiful community. Two bedroom, two full baths in a split floorplan layout. Community pool is serene. All appliances, including washer and dryer, and two mounted TVs, stay with purchase. Screens have been added to all dual pane windows and added along the driveway of the property.

24. 2017-10-26
    soldstatus $53,000
25. 2016-09-19
    soldstatus $56,500 212-char remark

    Show marketing remark (212 chars)

    Lovely split floor plan 2 bedroom home master bedroom has large bath with a garden tub and separate shower. Great kitchen with a new convection oven, wood laminate flooring living room furniture. Open floor plan.

26. 2016-09-19
    soldstatus $56,500

    Show marketing remark (212 chars)

    Lovely split floor plan 2 bedroom home master bedroom has large bath with a garden tub and separate shower. Great kitchen with a new convection oven, wood laminate flooring living room furniture. Open floor plan.

27. 2016-06-10
    listed $58,000 212-char remark

    Show marketing remark (212 chars)

    Lovely split floor plan 2 bedroom home master bedroom has large bath with a garden tub and separate shower. Great kitchen with a new convection oven, wood laminate flooring living room furniture. Open floor plan.

28. 2015-04-10
    soldstatus $44,000
29. 2015-04-10
    soldstatus $45,000
30. 2015-02-16
    listed $52,000
31. 2003-03-17
    soldstatus $55,000
32. 1995-11-29
    soldstatus $45,000
33. 1994-03-14
    soldstatus $41,800

ⓘ 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: $384 · $32/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: +$592/yr (+$49/mo · 154.0%)

ⓘ 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 1/10 Low
• 🌡 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: $14,038
• − Mortgage interest: −$8,285
• − Property taxes: −$384
• − Insurance: −$740
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$4,303
• Taxable loss: −$1,919
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $1,119/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

+253.8% since first listed

16 events — show timeline

• 2026-04-27 Price Changed $147,900 YAR
• 2026-03-04 Price Changed $154,900 YAR
• 2026-01-18 Listed $159,900 YAR
• 2021-02-03 Sold (Public Records) $65,000 Public Records
• 2021-02-03 Sold (MLS) $65,000 YAR
• 2020-12-03 Listed $65,500 YAR
• 2017-10-26 Sold (Public Records) $53,000 Public Records
• 2016-09-19 Sold (Public Records) $56,500 Public Records
• 2016-09-19 Sold (MLS) $56,500 YAR
• 2016-06-10 Listed $58,000 YAR
• 2015-04-10 Sold (Public Records) $45,000 Public Records
• 2015-04-10 Sold (MLS) $44,000 YAR
• 2015-02-16 Listed $52,000 YAR
• 2003-03-17 Sold (Public Records) $55,000 Public Records
• 1995-11-29 Sold (Public Records) $45,000 Public Records
• 1994-03-14 Sold (Public Records) $41,800 Public Records

Property tax history

-2.1%/yr

Latest (2025): $384 · +4.5% YoY. Source: county tax records.