257-267 W 5 St Unit 285 W 5th St · Yuma, AZ 85364

$794,900

66 bd · 66.0 ba · — sqft · MultiFamily · 94 Days on market

Fair condition

---

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
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Rare North End investment opportunity! This unique 8-unit property features a two-story triplex plus five charming cottages arranged in a courtyard-style setting. Each cottage includes 2 bedrooms, 1 bathroom, a living room, and a kitchen. The triplex offers two 2-bedroom, 2-bath units and one 1-bedroom, 1-bath unit. All units are separately metered for electricity. Triplex roof replaced in 2025.

Key facts

• Two story triplex
• Listed 93 days

Tags

• TWO STORY TRIPLEX
• FIVE CHARMING COTTAGES
• COURTYARD STYLE SETTING
• TRIPLEX ROOF REPLACED

Property features AI

Exterior

• Parking: On-street parking; Open parking available
• Utilities: Public water; Electric service on property
• Home design: Residential income property; Multi-family (2–8 plexes)
• Exterior features: Paved road access

Interior

• Kitchen: Refrigerator; Range
• Heating & cooling: Has cooling; Has heating
• Interior features: Cooling included; Heating included

What this means for you Summary

Snapshot

• This is a 6 × 11-bed/?-bath units multifamily listed at $795k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $4k ($52k/yr) — positive. Per door: $724/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $795k).
• Recommended offer: $723k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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; 1,399 units permitted in Yuma County in 2024 (180 in 5+ unit buildings).
• At $12,454/mo this rent would consume 258% of the median local household income ($58k/yr) (locally 2195% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $24k 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 $223k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($723k) is reasonable based on typical stale-listing flexibility.

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 $723,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.57% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.43%
• DSCR: 2.04
• GRM: 5.3

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: 15.4%
• Equity multiple: 1.61×
• Total profit: $136,217
• Equity at exit: $118,522

10-year hold

• IRR: 23.4%
• Equity multiple: 2.92×
• Total profit: $427,783
• Equity at exit: $68,728

Cash invested: $222,572 (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: 31.9×

Monthly cashflow live

• Estimated rent: $12,454 medium
• Mortgage (P&I): −$4,169
• Tax est. 1.5%: −$994 /mo · $11,924/yr
• Insurance: −$331
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,615
• Net cashflow: $4,345

Break-even live

Break-even rent $6,954

Max offer price $794,900

Occupancy floor 60%

Sensitivity live

Price	-10% $4,895	-5% $4,620	+0% $4,345	+5% $4,071	+10% $3,796
Rent	-10% $3,361	-5% $3,853	+0% $4,345	+5% $4,837	+10% $5,329
Rate	-1.0pp $4,746	-0.5pp $4,547	base $4,345	+0.5pp $4,139	+1.0pp $3,930

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	11	—	$12,456
Total (6 units)			$12,454

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: $198,725
• Closing costs: $23,847
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $794,900 Active 94 DOM
2. 2026-06-18
   days on market $794,900 Active 93 DOM
3. 2026-06-17
   days on market $794,900 Active 92 DOM
4. 2026-06-16
   days on market $794,900 Active 91 DOM
5. 2026-06-15
   days on market $794,900 Active 90 DOM
6. 2026-06-14
   days on market $794,900 Active 88 DOM
7. 2026-06-13
   days on market $794,900 Active 87 DOM
8. 2026-06-10
   days on market $794,900 Active 85 DOM
9. 2026-06-09
   days on market $794,900 Active 84 DOM
10. 2026-06-08
    days on market $794,900 Active 83 DOM
11. 2026-06-07
    days on market $794,900 Active 82 DOM
12. 2026-06-05
    days on market $794,900 Active 79 DOM
13. 2026-06-02
    days on market $794,900 Active 77 DOM
14. 2026-06-01
    days on market $794,900 Active 76 DOM
15. 2026-05-31
    days on market $794,900 Active 75 DOM
16. 2026-05-30
    days on market $794,900 Active 74 DOM
17. 2026-03-17
    listed $794,900 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 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: $149,448
• − Mortgage interest: −$44,527
• − Property taxes: −$11,924
• − Insurance: −$3,974
• − Repairs & maintenance: −$11,956
• − Management: −$11,956
• − Depreciation: −$23,124
• Taxable income: $41,987
• Est. tax owed @ 24.0%: −$10,077
• After-tax cash flow: $42,066/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 · 13 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate repairs and maintenance to improve its condition and increase its value.

Repairs flagged

• Moderate Exterior walls — Visible discoloration and wear.
• Minor Landscaping — Minimal and in need of some maintenance.

Value-add opportunities

• Both Paint exterior walls — Improves curb appeal and overall condition.
• Both Landscaping — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior walls · Visible discoloration and wear.	Moderate	$3,000–15,000
Landscaping · Minimal and in need of some maintenance.	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint exterior walls — Improves curb appeal and overall condition. ↑
• Both Landscaping — Enhances curb appeal and adds value to the property. ↑

ⓘ 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

1 event — show timeline

• 2026-03-17 Listed $794,900 YAR