815 S 10 Ave · Yuma, AZ 85364

$129,900

3 bd · 2.0 ba · 1,486 sqft · SingleFamily public records · 12 Days on market

Built 1948 7,058 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 +28.0/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a great opportunity !! This home has lots of potential! Great-sized lot featuring a covered carport with expanded patio coverage and additional covered storage in the back. Detached possible ADU or workshop. Close to all city services. Financed offers must include: POF & Lender Pre-approval Letter. Cash offers must include POF. Corporate offers must include Corporate Resolution. All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal

Key facts

• Covered carport
• Workshop
• 7,058 sq ft lot

Tags

• COVERED CARPORT
• EXPANDED PATIO COVERAGE
• ADDITIONAL COVERED STORAGE
• DETACHED POSSIBLE ADU
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 10.0% 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.
• 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; 14 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).
• This rent runs 31% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $129,900

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $260,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 S 10 Ave	0.00mi	2/2.0 (-1)	1,486 (0%)	3mo	$137,000	$92	92
932 S 9 Ave	0.18mi	3/2.0	1,557 (+5%)	4mo	$275,000	$177	80
577 S 9 Ave	0.28mi	4/1.5 (+1)	1,523 (+2%)	2mo	$168,500	$111	74
584 S 6 Ave	0.36mi	2/1.0 (-1)	1,519 (+2%)	6mo	$260,000	$171	66
617 S 7 Ave	0.30mi	4/2.0 (+1)	1,626 (+9%)	1mo	$345,000	$212	65
500 S 7 Ave	0.40mi	3/2.0	1,642 (+10%)	2mo	$287,500	$175	62
846 S 6 Ave	0.24mi	3/1.0	1,320 (-11%)	7mo	$85,000	$64	61
1272 W 13 St	0.62mi	4/2.0 (+1)	1,485 (-0%)	7mo	$295,000	$199	60
902 S 1 Ave	0.62mi	4/2.0 (+1)	1,431 (-4%)	3mo	$164,500	$115	58
585 S 7 Ave	0.34mi	3/2.0	1,266 (-15%)	7mo	$189,900	$150	54
1338 S 11 Ave	0.71mi	3/2.0	1,349 (-9%)	6mo	$240,000	$178	46
739 S 20 Ave	0.73mi	3/2.0	1,292 (-13%)	0mo	$242,500	$188	44

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $3,265
• Equity at exit: $19,369

10-year hold

• IRR: 11.0%
• Equity multiple: 1.83×
• Total profit: $30,112
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$681
• Tax from tax record: −$28 /mo · $332/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $405

Break-even live

Break-even rent $966

Max offer price $129,900

Occupancy floor 68%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1020 W 11th St Yuma, AZ	2.0	1.0	1133	$1,400	$1.24	13d	1	0.36mi
750 S 15th Ave Yuma, AZ	2.0–3.0	2.0	1050	$1,450	$1.38	13d	2	0.42mi
486 S 15th Ave Yuma, AZ	3.0	1.0	875	$995	$1.14	13d	1	0.53mi
1600 W 12th St Yuma, AZ	1.0–3.0	1.0–2.0	779	$1,400	$1.80	13d	32	0.59mi
1265 S 13th Ave Yuma, AZ	4.0	2.0	1301	$1,800	$1.38	13d	1	0.61mi
179 W 12th St Unit B Yuma, AZ	2.0	1.0	936	$1,300	$1.39	13d	1	0.78mi
1425 S 9th Ave Yuma, AZ	3.0	2.0	1146	$1,600	$1.40	13d	1	0.83mi
1665 W 14th St Yuma, AZ	2.0	2.0	1241	$1,425	$1.15	20d	1	0.88mi
314 S 21st Ave Yuma, AZ	3.0	2.0	1172	$1,600	$1.37	13d	1	0.96mi
1686 W 1st St Yuma, AZ	2.0	2.0	1128	$1,500	$1.33	13d	1	0.99mi
1334 S Avenue B Yuma, AZ	1.0–2.0	1.5–2.0	888	$1,295	$1.46	13d	24	1.25mi
2605 W 12th Pl Yuma, AZ	3.0	2.0	1227	$1,495	$1.22	13d	1	1.27mi
1928 W 17th St Yuma, AZ	3.0	2.0	1134	$1,750	$1.54	13d	1	1.33mi
1955 South Avenue A Unit A Yuma, AZ	3.0	1.5	1308	$1,400	$1.07	20d	1	1.44mi

Listing history 3 events

1. 2026-03-12
   soldstatus $137,000
2. 2026-02-19
   status Pending
3. 2026-02-06
   listed $129,900 Active

ⓘ 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: $332 · $28/mo
• Projected year-2 tax: $857 · $71/mo
• Expected delta: +$526/yr (+$44/mo · 158.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°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: $17,740
• − Mortgage interest: −$7,276
• − Property taxes: −$332
• − Insurance: −$650
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$3,779
• Taxable income: $2,865
• Est. tax owed @ 24.0%: −$688
• After-tax cash flow: $4,171/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): 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

+5.5% since first listed

3 events — show timeline

• 2026-03-12 Sold (Public Records) $137,000 Public Records
• 2026-02-19 Pending — YAR
• 2026-02-06 Listed $129,900 YAR

Property tax history

+6.6%/yr

Latest (2025): $332 · +2.0% YoY. Source: county tax records.