845 W Desert View Ln · Yuma, AZ 85365

$170,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 163 Days on market

Built 1991 4,633 sqft lot Est $149k · 14% over $70/mo HOA · 5% of rent

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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 +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Spectacular deal for a two-bedroom home in town!! Needs a "tad" bit of TLC but the pricing reflects that! The home is solid in this 55 plus park near golf and lots of amenities in and out of the park and close to medical & shopping! Nice size master bedroom and bath, second bedroom has a sliding glass door lead out to a private office area that you have access to from inside or outside of the house! Detached utility shed/workshop with "what you see is what you get" goes!! Home is part furnished, enough to get you going as you get it fixed up to your liking!! With the high cost of housing today, you can't pass up this little gem in this beautiful community!!

Key facts

• Part furnished
• Private office area
• 4,633 sq ft lot

Tags

• PRIVATE OFFICE AREA
• DETACHED UTILITY SHED
• PART FURNISHED

Property features AI

Finance

• HOA & community: Homeowners association with a $70 fee; Senior community

Exterior

• Parking: Two total parking spaces; Two covered spaces; Attached carport (2 spaces) and attached garage
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: One-story manufactured home; Residential property
• Construction: Manufactured construction
• Exterior features: Paved road access; Lot approximately 4,633 sq ft

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range
• Flooring: Carpet; Other
• Bathrooms: Two three-quarter bathrooms
• Heating & cooling: Heating; Cooling
• Interior features: Blinds and drapes; Smoke detector(s); Workshop
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $45 ($544/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 $147k (13.7% below list).
• Recommended offer: $147k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• 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); 472 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $1k of loan paydown is wiped out by about $5k 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 163 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $170k implies a 148% 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 $146,734 (13.7% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 14% 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. 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: 0.86% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $148,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3789 S Chapala Cir	0.02mi	2/2.0	1,261 (+1%)	0mo	$179,900	$143	97
531 W Ocotillo Ln	0.31mi	2/2.0	1,248 (0%)	2mo	$194,000	$155	84
549 W Ocotillo Ln	0.30mi	2/1.0	1,248 (0%)	5mo	$119,000	$95	78
3748 S Lakeside Dr	0.16mi	2/2.0	1,152 (-8%)	4mo	$130,000	$113	76
925 W Desert View Ln	0.09mi	2/2.0	1,392 (+12%)	7mo	$176,500	$127	71
3717 S Lakeside Cir	0.16mi	2/1.5	1,121 (-10%)	12mo	$179,900	$160	64
686 W Rainbow Ln	0.34mi	2/2.0	1,152 (-8%)	11mo	$115,000	$100	62
582 W Rainbow Ln	0.37mi	2/2.0	1,152 (-8%)	11mo	$136,000	$118	61
3460 S Redondo Rd	0.67mi	2/2.0	1,222 (-2%)	8mo	$145,000	$119	58
3452 S Redondo Rd	0.69mi	2/2.0	1,272 (+2%)	10mo	$150,000	$118	56
423 W Ocotillo Ln	0.35mi	2/2.0	1,064 (-15%)	8mo	$155,000	$146	52
3592 S Jasper Ave	0.51mi	2/2.0	1,392 (+12%)	9mo	$105,000	$75	50

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: -17.7%
• Equity multiple: 0.39×
• Total profit: $-28,978
• Equity at exit: $25,348

10-year hold

• IRR: -16.6%
• Equity multiple: 0.20×
• Total profit: $-38,199
• Equity at exit: $14,698

Cash invested: $47,600 (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 85365

• Home prices YoY: -23.6%
• Rents YoY: -0.4%
• Active inventory: 472
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,467 high
• Mortgage (P&I): −$891
• Tax from tax record: −$82 /mo · $979/yr
• Insurance: −$71
• HOA: −$70
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $45

Break-even live

Break-even rent $1,410

Max offer price $170,000

Occupancy floor 92%

Sensitivity live

Price	-10% $142	-5% $93	+0% $45	+5% $-3	+10% $-51
Rent	-10% $-71	-5% $-13	+0% $45	+5% $103	+10% $161
Rate	-1.0pp $131	-0.5pp $89	base $45	+0.5pp $1	+1.0pp $-44

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3749 S 4th Ave Unit 224 Yuma, AZ	2.0	2.0	960	$1,400	$1.46	21d	1	0.43mi
1169 W 34th St Yuma, AZ	3.0	1.5	1430	$1,750	$1.22	13d	1	0.58mi
225 W Catalina Dr Yuma, AZ	1.0–2.0	1.0–2.0	777	$1,363	$1.75	13d	7	1.16mi
515 E Country Club Dr Unit 515B Yuma, AZ	2.0	1.0	800	$1,200	$1.50	13d	1	1.27mi
517 E Country Club Dr Unit 517D Yuma, AZ	2.0	1.0	800	$1,200	$1.50	13d	1	1.27mi
1900 W 30th St Yuma, AZ	2.0–3.0	2.0	1024	$804	$0.79	13d	1	1.41mi
2714 S Virginia Dr Yuma, AZ	2.0	1.0	750	$925	$1.23	13d	2	1.49mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 21 events

1. 2026-06-19
   days on market $170,000 Active 163 DOM
2. 2026-06-18
   days on market $170,000 Active 162 DOM
3. 2026-06-17
   days on market $170,000 Active 161 DOM
4. 2026-06-16
   days on market $170,000 Active 160 DOM
5. 2026-06-15
   days on market $170,000 Active 159 DOM
6. 2026-06-14
   days on market $170,000 Active 157 DOM
7. 2026-06-13
   days on market $170,000 Active 156 DOM
8. 2026-06-10
   days on market $170,000 Active 154 DOM
9. 2026-06-09
   days on market $170,000 Active 153 DOM
10. 2026-06-08
    days on market $170,000 Active 152 DOM
11. 2026-06-07
    days on market $170,000 Active 151 DOM
12. 2026-06-05
    days on market $170,000 Active 148 DOM
13. 2026-06-02
    days on market $170,000 Active 146 DOM
14. 2026-06-01
    days on market $170,000 Active 145 DOM
15. 2026-05-31
    days on market $170,000 Active 144 DOM
16. 2026-05-30
    days on market $170,000 Active 143 DOM
17. 2026-04-18
    price $170,000
18. 2026-02-13
    price $180,000
19. 2026-01-07
    listed $189,900 Active
20. 1993-01-14
    soldstatus $68,500
21. 1992-10-01
    soldstatus $68,500

ⓘ 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: $979 · $82/mo
• Projected year-2 tax: $1,122 · $94/mo
• Expected delta: +$143/yr (+$12/mo · 14.6%)

ⓘ 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 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: $17,608
• − Mortgage interest: −$9,523
• − Property taxes: −$979
• − Insurance: −$850
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − HOA: −$840
• − Depreciation: −$4,945
• Taxable loss: −$2,346
• Est. tax savings @ 24.0%: +$563
• After-tax cash flow: $1,107/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 — 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): 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

+148.2% since first listed

5 events — show timeline

• 2026-04-18 Price Changed $170,000 YAR
• 2026-02-13 Price Changed $180,000 YAR
• 2026-01-07 Listed $189,900 YAR
• 1993-01-14 Sold (Public Records) $68,500 Public Records
• 1992-10-01 Sold (Public Records) $68,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $979 · +3.6% YoY. Source: county tax records.