10417 S Helen · Wellton, AZ 85356

$140,900

3 bd · 2.0 ba · 1,150 sqft · SingleFamily public records · 146 Days on market

Built 1945 3,750 sqft lot Est $200k · 30% under

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Why this score? — see what drove the B 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +5.7/10.0
• Appreciation +5.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Well-kept 3-bedroom, 2-bath home located in the growing community of Wellton, AZ. Featuring a functional kitchen, comfortable living spaces, and easy care landscaping, this property offers practical living with room to personalize. Whether you're starting out, downsizing, or simply seeking a low-maintenance place to call home, this residence suits a variety of lifestyles. Enjoy a relaxed setting in a quiet neighborhood with nearby amenities. Call today for more information or to schedule a showing.

Key facts

• 3,750 sq ft lot
• Built 1945
• Listed 146 days

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-family residence; Single story
• Exterior features: 3,750 sq ft lot

Interior

• Kitchen: Electric range
• Flooring: Tile; Laminate; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has cooling
• Interior features: Electric range; Tile flooring; Laminate flooring; Other flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $141k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $141k).
• Recommended offer: $124k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.7% in Wellton — 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 69/100 on livability (#47 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Wellton Elementary District (4504) (rural): math 15% / reading 25% proficiency, ranked #367 of 501 in AZ (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 113 active listings in the ZIP; 1,399 units permitted in Yuma County in 2024 (180 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($974 loan paydown + $1k appreciation (0.7% local appreciation)).
• Yuma County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $123,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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?
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: 1.07% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.95%
• DSCR: 1.49
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $200,100
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29409 E San Jose Ave	0.51mi	3/2.0	1,152 (+0%)	1mo	$200,000	$174	75
29249 San Jose Ave	0.27mi	2/2.0 (-1)	1,067 (-7%)	0mo	$230,000	$216	70
29358 E San Jose Ave	0.44mi	3/2.0	1,110 (-4%)	13mo	$189,000	$170	63
28602 E San Francisco	0.30mi	3/1.0	1,016 (-12%)	4mo	$120,000	$118	59
28549 Bakersfield Ave	0.37mi	3/2.0	1,188 (+3%)	22mo	$215,000	$181	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.60×
• Total profit: $23,507
• Equity at exit: $45,996

10-year hold

• IRR: 15.9%
• Equity multiple: 2.87×
• Total profit: $73,756
• Equity at exit: $59,529

Cash invested: $39,452 (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 85356

• Home prices YoY: 0.3%
• Active inventory: 113
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,501 medium
• Mortgage (P&I): −$739
• Tax from tax record: −$28 /mo · $339/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $360

Break-even live

Break-even rent $1,045

Max offer price $140,900

Occupancy floor 71%

Sensitivity live

Price	-10% $440	-5% $400	+0% $360	+5% $320	+10% $280
Rent	-10% $241	-5% $301	+0% $360	+5% $419	+10% $478
Rate	-1.0pp $431	-0.5pp $396	base $360	+0.5pp $323	+1.0pp $286

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: $35,225
• Closing costs: $4,227
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-08
   days on market $140,900 Active 146 DOM
2. 2026-06-07
   days on market $140,900 Active 145 DOM
3. 2026-06-05
   days on market $140,900 Active 142 DOM
4. 2026-06-02
   days on market $140,900 Active 140 DOM
5. 2026-06-01
   days on market $140,900 Active 139 DOM
6. 2026-05-31
   days on market $140,900 Active 138 DOM
7. 2026-05-30
   days on market $140,900 Active 137 DOM
8. 2026-04-07
   status Active
9. 2026-03-06
   historical Active Under Contract
10. 2026-02-28
    price $140,900
11. 2026-02-17
    price $142,900
12. 2026-02-10
    price $143,900
13. 2026-01-19
    price $144,900
14. 2026-01-01
    listed $149,900 Active
15. 2025-12-09
    price $150,000
16. 2023-04-25
    price $145,000
17. 2023-04-14
    status Active
18. 2023-04-12
    historical Active Under Contract
19. 2023-03-27
    listed $149,000 Active
20. 2022-11-28
    price $149,000
21. 2022-11-15
    price $153,500
22. 2022-11-07
    status Active
23. 2022-09-30
    status Active
24. 2022-09-29
    historical Active Under Contract
25. 2022-09-22
    listed $155,000 Active
26. 2021-03-15
    soldstatus $180,000
27. 2019-02-16
    listed $78,500
28. 2002-06-10
    soldstatus $68,000
29. 1993-12-09
    soldstatus $60,000
30. 1993-10-01
    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: $339 · $28/mo
• Projected year-2 tax: $930 · $77/mo
• Expected delta: +$591/yr (+$49/mo · 174.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥113°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,011
• − Mortgage interest: −$7,893
• − Property taxes: −$339
• − Insurance: −$704
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$4,099
• Taxable income: $2,094
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $3,816/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: Wellton Elementary District (4504)
• NCES district ID: 0409090
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $41,258
• Composite: 20.3/100
• National rank: #13817
• State rank: #367 of 501 in AZ

Livability — Wellton

• Score: 69/100
• State rank: #47
• US rank: #8902

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wellton, AZ
• Population (ZIP): 3,789

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 White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 22% Two or more races 14%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: German 3% Portuguese 2% Italian 1%
• Foreign-born: 19% · Canada
• Languages at home: 78% English-only · Spanish 20% French/Haitian/Cajun 2% German/W. Germanic 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: ▲ 0.71%
• Current HPI: 235.7713
• 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

+134.8% since first listed

23 events — show timeline

• 2026-04-07 Relisted — YAR
• 2026-03-06 Contingent — YAR
• 2026-02-28 Price Changed $140,900 YAR
• 2026-02-17 Price Changed $142,900 YAR
• 2026-02-10 Price Changed $143,900 YAR
• 2026-01-19 Price Changed $144,900 YAR
• 2026-01-01 Listed $149,900 YAR
• 2025-12-09 Price Changed $150,000 YAR
• 2023-04-25 Price Changed $145,000 YAR
• 2023-04-14 Relisted — YAR
• 2023-04-12 Contingent — YAR
• 2023-03-27 Listed $149,000 YAR
• 2022-11-28 Price Changed $149,000 YAR
• 2022-11-15 Price Changed $153,500 YAR
• 2022-11-07 Relisted — YAR
• 2022-09-30 Relisted — YAR
• 2022-09-29 Contingent — YAR
• 2022-09-22 Listed $155,000 YAR
• 2021-03-15 Sold (Public Records) $180,000 Public Records
• 2019-02-16 Listed $78,500 YAR
• 2002-06-10 Sold (Public Records) $68,000 Public Records
• 1993-12-09 Sold (Public Records) $60,000 Public Records
• 1993-10-01 Sold (Public Records) $60,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $339 · +8.9% YoY. Source: county tax records.