2530 S Barbara Ave · Yuma, AZ 85365

$100,000

3 bd · 1.0 ba · 1,071 sqft · SingleFamily public records · 1 Days on market

Built 1956 6,076 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

READY FOR IMMEDIATE OCCUPANCY - 3 BEDROOM, 1 BATH WITH TILE THROUGHOUT! HUGE BACKYARD FOR YOUR OWN CUSTOM DESIGN.

Key facts

• 6,076 sq ft lot
• Parking
• Built 1956

Property features AI

Exterior

• Parking: 1 parking space total; 1 covered space; 1-car carport
• Home design: Single-family residence; Residential property
• Exterior features: Lot in Desert View subdivision; Lot approximately 6,076 square feet

Interior

• Kitchen: Gas range
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Interior features: Gas range; Tile flooring; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.2% 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; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $100,000

Questions for the listing agent

1. Built in 1956 — 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: 1.67% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.11%
• DSCR: 2.25
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $219,555
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2463 S Olivia Ave	0.09mi	3/1.0	1,024 (-4%)	2mo	$225,000	$220	87
2488 S Barbara Ave	0.06mi	3/1.0	1,000 (-7%)	4mo	$225,000	$225	83
2271 S Olivia Ave	0.33mi	3/1.0	1,075 (+0%)	2mo	$265,000	$247	83
1310 E 25 Pl	0.20mi	3/1.0	1,052 (-2%)	7mo	$210,000	$200	82
2098 E La Mesa St	0.24mi	3/1.5	1,020 (-5%)	4mo	$209,000	$205	76
1465 E 23 St	0.30mi	3/2.0	1,188 (+11%)	1mo	$265,000	$223	63
919 E 25 Pl	0.39mi	3/2.0	1,203 (+12%)	4mo	$235,000	$195	54
2901 S Palo Verde Ln #14	0.46mi	2/2.5 (-1)	1,212 (+13%)	4mo	$120,000	$99	42
2901 S Palo Verde Ln #51	0.46mi	2/2.5 (-1)	1,212 (+13%)	5mo	$125,000	$103	42
2901 S Palo Verde Ln #48	0.46mi	2/2.5 (-1)	1,212 (+13%)	6mo	$135,000	$111	40
2901 S Palo Verde Ln #46	0.46mi	2/2.5 (-1)	1,212 (+13%)	6mo	$135,000	$111	40
563 E 25 St	0.69mi	2/2.0 (-1)	1,230 (+15%)	3mo	$252,000	$205	32

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: 18.9%
• Equity multiple: 1.74×
• Total profit: $20,677
• Equity at exit: $14,910

10-year hold

• IRR: 25.1%
• Equity multiple: 2.89×
• Total profit: $52,906
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,670 high
• Mortgage (P&I): −$524
• Tax from tax record: −$98 /mo · $1,172/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $656

Break-even live

Break-even rent $840

Max offer price $100,000

Occupancy floor 56%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2533 S Olivia Ave Yuma, AZ	3.0	2.0	1287	$1,495	$1.16	13d	1	0.03mi
2400 S Engler Ave Yuma, AZ	3.0	2.0	1366	$1,500	$1.10	13d	1	0.53mi
2045 S Walnut Ave Yuma, AZ	3.0	1.0	940	$1,480	$1.57	21d	1	0.99mi
2668 S Madison Ave Yuma, AZ	4.0	2.0	1356	$1,600	$1.18	13d	1	1.01mi
517 E Country Club Dr Unit 517D Yuma, AZ	2.0	1.0	800	$1,200	$1.50	13d	1	1.02mi
515 E Country Club Dr Unit 515B Yuma, AZ	2.0	1.0	800	$1,200	$1.50	13d	1	1.03mi
143 W 27th Pl Yuma, AZ	3.0	2.0	1277	$1,500	$1.17	21d	1	1.09mi
2714 S Virginia Dr Yuma, AZ	2.0	1.0	750	$925	$1.23	13d	2	1.19mi
225 W Catalina Dr Yuma, AZ	1.0–2.0	1.0–2.0	777	$1,363	$1.75	13d	7	1.28mi

Listing history 3 events

1. 2026-06-09
   status $100,000 Pending 1 DOM
2. 2026-06-09
   remarks 391-char remark
3. 2026-06-09
   listed $100,000 Active 1 DOM

ⓘ 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: $1,172 · $98/mo
• Projected year-2 tax: $1,172 · $98/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $20,043
• − Mortgage interest: −$5,602
• − Property taxes: −$1,172
• − Insurance: −$500
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$2,909
• Taxable income: $6,654
• Est. tax owed @ 24.0%: −$1,597
• After-tax cash flow: $6,273/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

+277.4% since first listed

11 events — show timeline

• 2026-06-09 Pending — YAR
• 2026-06-05 Listed $100,000 YAR
• 2023-02-04 Listed $210,000 YAR
• 2021-07-16 Sold (Public Records) $165,000 Public Records
• 2018-06-01 Sold (Public Records) $98,000 Public Records
• 2018-06-01 Sold (MLS) $98,000 YAR
• 2017-11-28 Listed $104,900 YAR
• 2010-04-20 Sold (Public Records) $71,900 Public Records
• 2007-05-22 Sold (Public Records) $121,650 Public Records
• 2007-01-30 Sold (Public Records) $70,000 Public Records
• 1977-08-01 Sold (Public Records) $26,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,172 · +3.1% YoY. Source: county tax records.