2700 W 8 St #112 · Yuma, AZ 85364

$79,900

2 bd · 2.0 ba · 910 sqft · Manufactured · 72 Days on market

Built 1980 1,750 sqft lot Est $73k · 10% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.6/5.0
• ARV discount +3.1/15.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Very well maintained home located in Wintergardens gated age restricted CO-OP. Come enjoy the warm winter sunshine! Community pool and spa. Club house with lots of activities! This is a 2 bedroom, 2 bath single wide.

Key facts

• Activities
• Community pool
• Spa

Tags

• COMMUNITY POOL
• SPA
• CLUB HOUSE
• ACTIVITIES

Property features AI

Exterior

• Parking: Attached carport; Attached garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Manufactured home (mobile home/manufactured); Residential property
• Exterior features: Covered patio; Patio; Sliding doors; Shed(s); Paved road access

Interior

• Kitchen: Disposal; Refrigerator; Microwave; Dishwasher; Electric range
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating; Cooling
• Interior features: Blinds; Smoke detectors

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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.
• 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.
• Market conditions: Rents rising (+2.0%/yr); 262 active listings in the ZIP; 13 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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 + 2.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
5. 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.
6. 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: 1.48% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.49%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $72,800
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1172 S Franklin Ave	0.62mi	2/1.0	896 (-2%)	3mo	$70,000	$78	62
1074 S Dora Ave	0.52mi	2/2.0	840 (-8%)	2mo	$67,000	$80	62
1188 S 20 Ave	0.67mi	2/1.0	840 (-8%)	2mo	$87,500	$104	50
1129 S Franklin Ave	0.59mi	2/2.0	854 (-6%)	14mo	$88,800	$104	50
1873 W 10 St	0.60mi	2/2.0	870 (-4%)	17mo	$44,000	$51	50
1108 S Jewel Ave	0.62mi	2/1.0	840 (-8%)	6mo	$67,500	$80	49
1008 S Magnolia Ave	0.62mi	2/2.0	780 (-14%)	19mo	$45,000	$58	32

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: 11.7%
• Equity multiple: 1.46×
• Total profit: $10,270
• Equity at exit: $11,913

10-year hold

• IRR: 19.9%
• Equity multiple: 2.60×
• Total profit: $35,792
• Equity at exit: $6,908

Cash invested: $22,372 (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: 262
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,183 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $382

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 63%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1334 S Avenue B Yuma, AZ	1.0–2.0	1.5–2.0	888	$1,295	$1.46	13d	24	0.65mi
750 S 15th Ave Yuma, AZ	2.0–3.0	2.0	1050	$1,325	$1.26	13d	2	0.70mi
145 S Avenue B Yuma, AZ	1.0–2.0	1.0	650	$795	$1.22	13d	3	0.73mi
486 S 15th Ave Yuma, AZ	3.0	1.0	875	$995	$1.14	13d	1	0.78mi
1600 W 12th St Yuma, AZ	1.0–3.0	1.0–2.0	779	$1,200	$1.54	13d	32	0.83mi
136 N 21st Ave Apt 4 Yuma, AZ	2.0	1.0	746	$1,100	$1.47	43d	1	0.88mi
253 S 17th Ave Unit B105 Yuma, AZ	2.0	1.0	612	$1,250	$2.04	13d	1	0.89mi
1101 South Avenue C Apt C Yuma, AZ	2.0	1.5	900	$1,100	$1.22	13d	1	1.04mi
1700 S Crowder Ave #16 Yuma, AZ	2.0	2.0	1000	$1,250	$1.25	13d	1	1.19mi
4377 W Daisy St Yuma, AZ	3.0	1.5	1008	$1,350	$1.34	13d	1	1.33mi
1823 W 18th St Yuma, AZ	1.0	1.0	600	$1,149	$1.92	13d	1	1.36mi
1850 S Avenue B Yuma, AZ	2.0–3.0	2.0	1050	$1,425	$1.36	13d	7	1.37mi
266 S 6th Ave Yuma, AZ	2.0	1.0	650	$1,050	$1.62	13d	2	1.50mi

Listing history 3 events

1. 2026-05-31
   days on market $79,900 Active 72 DOM
2. 2026-05-30
   days on market $79,900 Active 71 DOM
3. 2026-03-20
   listed $79,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥114°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,190
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$2,324
• Taxable income: $3,522
• Est. tax owed @ 24.0%: −$845
• After-tax cash flow: $3,739/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

1 event — show timeline

• 2026-03-20 Listed $79,900 YAR