126 E Los Valles St · San Luis, AZ 85336

$139,900

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 70 Days on market

Built 1999 5,278 sqft lot

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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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the charm of this single-wide home nestled in Rancho Los Oros subdivision in San Luis, AZ. This cozy residence features 2 bedrooms and a bathroom, perfect for comfortable living. Step outside to enjoy your fully fenced backyard. The easy-care landscaping makes maintenance a breeze, allowing you more time to enjoy your new home. Don't miss the opportunity to make this property your own—experience the perfect blend of comfort and convenience in a welcoming community!

Key facts

• Welcoming community
• 5,278 sq ft lot
• Garage

Tags

• FULLY FENCED BACKYARD
• EASY-CARE LANDSCAPING
• RANCHO LOS OROS SUBDIVISION
• WELCOMING COMMUNITY

Property features AI

Exterior

• Parking: Attached carport; 1 covered parking space; 1 total parking space
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property
• Exterior features: Paved road access; Curbs and sidewalks

Interior

• Kitchen: Electric range
• Flooring: Wood flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Has cooling
• Interior features: Double-pane windows; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/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 $136k (3.1% below list).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.1% in San Luis — 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 76/100 on livability (#13 in AZ, #3,388 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, employment D, schools 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: 115 active listings in the ZIP; 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 $967 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 70 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $140k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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. 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?
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: 0.97% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-8,487
• Equity at exit: $20,860

10-year hold

• IRR: 3.8%
• Equity multiple: 1.27×
• Total profit: $10,726
• Equity at exit: $12,096

Cash invested: $39,172 (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 85336

• Active inventory: 115
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $224

Break-even live

Break-even rent $1,072

Max offer price $139,900

Occupancy floor 79%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   pricedays on market $139,900 Active 70 DOM
2. 2026-06-18
   days on market $148,500 Active 69 DOM
3. 2026-06-17
   days on market $148,500 Active 68 DOM
4. 2026-06-16
   days on market $148,500 Active 67 DOM
5. 2026-06-15
   days on market $148,500 Active 66 DOM
6. 2026-06-14
   days on market $148,500 Active 64 DOM
7. 2026-06-12
   days on market $148,500 Active 63 DOM
8. 2026-06-10
   days on market $148,500 Active 61 DOM
9. 2026-06-09
   days on market $148,500 Active 60 DOM
10. 2026-06-08
    days on market $148,500 Active 59 DOM
11. 2026-06-07
    days on market $148,500 Active 58 DOM
12. 2026-06-05
    days on market $148,500 Active 56 DOM
13. 2026-06-04
    days on market $148,500 Active 54 DOM
14. 2026-06-02
    days on market $148,500 Active 53 DOM
15. 2026-06-01
    days on market $148,500 Active 52 DOM
16. 2026-05-31
    days on market $148,500 Active 51 DOM
17. 2026-05-30
    days on market $148,500 Active 50 DOM
18. 2026-05-01
    price $148,500
19. 2026-04-15
    price $159,000
20. 2026-04-10
    listed $169,900 Active
21. 2005-07-28
    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: $664 · $55/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$260/yr (+$22/mo · 39.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 16 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: $16,265
• − Mortgage interest: −$7,837
• − Property taxes: −$664
• − Insurance: −$700
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$4,070
• Taxable income: $393
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $2,588/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 — San Luis

• Score: 76/100
• State rank: #13
• US rank: #3388

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Luis, AZ
• City population: 28,810
• Population (ZIP): 7,884

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 (100%)
• Race & ethnicity: Hispanic / Latino 100% Two or more races 53%
• Hispanic origin (detail): Mexican 100%
• Foreign-born: 48% · Canada
• Languages at home: 1% English-only · Spanish 99%

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: ▼ -89.09%
• Current HPI: 104.3929
• Rent YoY: —
• Metro: —
• 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

+147.5% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $148,500 YAR
• 2026-04-15 Price Changed $159,000 YAR
• 2026-04-10 Listed $169,900 YAR
• 2005-07-28 Sold (Public Records) $60,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $664 · +8.3% YoY. Source: county tax records.