2861 S 1 Ave Unit 2863 S 1 AVE · Yuma, AZ 85364

$187,200

2 bd · 1.0 ba · — sqft · Condo · 9 Days on market

Fair condition

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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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.0/5.0
• 1% rule +1.8/10.0
• Schools +1.3/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Duplex close to shopping and restaurants.

Key facts

• Close to restaurants
• Close to shopping
• Duplex

Tags

• DUPLEX
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Electric service on property
• Home design: Residential income property; Multi-family property; 2–8 unit plex
• Exterior features: Carport; Unpaved parking

Interior

• Heating & cooling: Heating present; Cooling present
• Interior features: Has heating; Has cooling

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $187k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (22.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (31.8% below list).
• Recommended offer: $128k (31.8% below list) — sets the bar for 1% rule.

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 rising (+2.0%/yr); 262 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $6k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,731 (31.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.68% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.52%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -28.6%
• Equity multiple: 0.05×
• Total profit: $-49,665
• Equity at exit: $27,912

10-year hold

• IRR: -32.3%
• Equity multiple: -0.36×
• Total profit: $-71,430
• Equity at exit: $16,186

Cash invested: $52,416 (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: 12.2×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$982
• Tax est. 1.5%: −$234 /mo · $2,808/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-285

Break-even live

Break-even rent $1,638

Max offer price $146,015

Occupancy floor —

Sensitivity live

Price	-10% $-155	-5% $-220	+0% $-285	+5% $-349	+10% $-414
Rent	-10% $-386	-5% $-335	+0% $-285	+5% $-234	+10% $-184
Rate	-1.0pp $-190	-0.5pp $-237	base $-285	+0.5pp $-333	+1.0pp $-382

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: $46,800
• Closing costs: $5,616
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 W Catalina Dr Yuma, AZ	1.0–2.0	1.0–2.0	777	$1,363	$1.75	14d	7	0.16mi
143 W 27th Pl Yuma, AZ	3.0	2.0	1277	$1,500	$1.17	21d	1	0.19mi
2714 S Virginia Dr Yuma, AZ	2.0	1.0	750	$925	$1.23	14d	2	0.23mi
2621 S Virginia Dr Unit 206 Yuma, AZ	1.0	1.0	580	$850	$1.47	21d	1	0.33mi
515 E Country Club Dr Unit 515B Yuma, AZ	2.0	1.0	800	$1,200	$1.50	14d	1	0.50mi
517 E Country Club Dr Unit 517D Yuma, AZ	2.0	1.0	800	$1,200	$1.50	14d	1	0.52mi
701 E 24th St Yuma, AZ	1.0	1.0	608	$1,000	$1.64	14d	1	0.68mi
2950 S Mary Ave Yuma, AZ	2.0	1.0	—	$1,100	—	14d	1	0.81mi
2173 S 1st Ave Unit 10 Yuma, AZ	1.0	1.0	550	$850	$1.55	21d	1	0.91mi
2183 S Walnut Ave Unit 2 Yuma, AZ	2.0	1.0	672	$975	$1.45	14d	1	0.93mi
3601 S 4th Ave Yuma, AZ	1.0	1.0	400	$925	$2.31	14d	1	0.94mi
1169 W 34th St Yuma, AZ	3.0	1.5	1430	$1,750	$1.22	14d	1	0.97mi
2122 S Maple Ave Unit C Yuma, AZ	2.0	1.0	—	$1,100	—	14d	1	0.98mi
3533 S Cholla Dr Yuma, AZ	2.0	2.0	1814	$2,495	$1.38	21d	1	0.98mi
3539 S Cholla Dr Yuma, AZ	3.0	2.0	1973	$2,150	$1.09	14d	1	0.99mi
1280 W 24th St Unit 02 Yuma, AZ	2.0	2.0	750	$1,250	$1.67	21d	1	1.03mi
1280 W 24th St Unit 32 Yuma, AZ	2.0	1.0	700	$1,200	$1.71	21d	1	1.05mi
1280 W 24th St Apt 23 Yuma, AZ	2.0	1.0	700	$1,200	$1.71	14d	1	1.05mi
1280 W 24th St Unit 37 Yuma, AZ	1.0	1.0	650	$900	$1.38	21d	1	1.05mi
2045 S Walnut Ave Yuma, AZ	3.0	1.0	940	$1,480	$1.57	21d	1	1.09mi
1778 W 28th St Yuma, AZ	3.0	2.0	1200	$3,300	$2.75	14d	1	1.12mi
3749 S 4th Ave Unit 224 Yuma, AZ	2.0	2.0	960	$1,400	$1.46	21d	1	1.12mi
2533 S Olivia Ave Yuma, AZ	3.0	2.0	1287	$1,495	$1.16	14d	1	1.13mi
600 W 20th Pl Yuma, AZ	3.0	2.0	1521	$1,400	$0.92	14d	1	1.13mi
2150 S Avenue A #26 Yuma, AZ	2.0	2.0	905	$1,550	$1.71	14d	1	1.17mi
2150 S Avenue A #60 Yuma, AZ	2.0	2.0	905	$1,050	$1.16	14d	1	1.17mi
1947 S Maple Ave Yuma, AZ	1.0	1.0	—	$480	—	14d	2	1.19mi
2044 S 11th Ave Unit 1 Yuma, AZ	1.0	1.0	650	$900	$1.38	14d	1	1.21mi
1900 W 30th St Yuma, AZ	2.0–3.0	2.0	1024	$804	$0.79	14d	1	1.24mi
2100 S Avenue A Yuma, AZ	1.0	1.0	594	$1,010	$1.70	14d	1	1.25mi
2231 S Elks Ln #84 Yuma, AZ	3.0	1.5	1804	$2,200	$1.22	14d	1	1.26mi
2369 S Camino Tierra Yuma, AZ	3.0	2.0	1479	$2,300	$1.56	14d	1	1.26mi
2240 S Elks Ln #37 Yuma, AZ	2.0	1.5	1212	$1,950	$1.61	14d	1	1.27mi
1103 W 20th St Unit 1005 Yuma, AZ	2.0	1.0	742	$1,000	$1.35	14d	1	1.29mi
1103 W 20th St Unit 1045 Yuma, AZ	1.0	1.0	633	$1,000	$1.58	14d	1	1.29mi
2155 S 14th Ave #16 Yuma, AZ	2.0	2.0	1200	$1,300	$1.08	14d	1	1.33mi
1955 South Avenue A Unit A Yuma, AZ	3.0	1.5	1308	$1,400	$1.07	21d	1	1.37mi
1910 S Avenue A Yuma, AZ	2.0	1.0	543	$970	$1.79	14d	5	1.39mi
326 W 17th Pl Unit 5 Yuma, AZ	1.0	1.0	—	$795	—	14d	1	1.42mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-21
   listed $187,200 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 7 d/yr ≥113°F today · 20 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: $15,328
• − Mortgage interest: −$10,486
• − Property taxes: −$2,808
• − Insurance: −$936
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$5,446
• Taxable loss: −$6,801
• Est. tax savings @ 24.0%: +$1,632
• After-tax cash flow: $-1,783/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.

Condition & rehab AI · 1 photo

Fair 40/100 Moderate rehab

This multi-family property requires significant exterior and interior repairs, but presents a good opportunity for renovation and value increase.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible damage, but age is implied
• Major flooring — No visible flooring, but age is implied
• Major interior walls/paint — No visible interior, but age is implied
• Major systems — No visible systems, but age is implied

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both repair roof — Prevents water damage and improves value
• Both replace flooring — Improves living space and value
• Both paint interior — Enhances interior appearance and value
• Both repair systems — Ensures functionality and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but age is implied	Major	$15,000–50,000
flooring · No visible flooring, but age is implied	Major	$15,000–50,000
interior walls/paint · No visible interior, but age is implied	Major	$15,000–50,000
systems · No visible systems, but age is implied	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair roof — Prevents water damage and improves value ↑
• Both replace flooring — Improves living space and value ↑
• Both paint interior — Enhances interior appearance and value ↑
• Both repair systems — Ensures functionality and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

2 events — show timeline

• 2026-04-30 Pending — YAR
• 2026-04-21 Listed $187,200 YAR