Real Estate Investing in Yuma, Arizona (85365)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85365 (Yuma, AZ)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 23.6% of homes vacant — above national norms.
What’s happening in Yuma, AZ (85365)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85365 Yuma
Investors eyeing 85365 need to respect the fundamentals at play. Home values of $329K come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 85365 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 85365's metrics run below Yuma County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 85365 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
New investors are better served looking at Yuma's stable or hybrid ZIPs before stepping into 85365. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Yuma:
Property Strategy for 85365
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $196,699 | $1,270 | 4.6% | +6.6% | $196,699 |
| 2BR | $240,493 | $1,670 | 5.0% | +10.1% | $120,247 |
| 3BR | $295,293 | $2,290 | 5.6% | +9.2% | $98,431 |
| 4BR | $403,065 | $2,800 | 5.0% | +8.7% | $100,766 |
| 5BR | $482,340 | — | — | +8.4% | $96,468 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85365 Compare?
| Metric | 85365 | Yuma | Yuma, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $329,269 | $224,757 | N/A | $419,643 |
| 5-Year CAGR | 5.5% | 5.2% | N/A | 6.5% |
| Avg Rent | $1,717 | $1,559 | N/A | - |
| Cap Rate | 4.1% | 4.0% | - | - |
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85365 (Yuma, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $329,269 |
| Monthly Rent | $1,717 |
| Price-to-Rent | 16.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +2.3% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 Rent Trends
| 1-Year | +3.7% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 85365
Population: 53,149
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 85365
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
Is Yuma, AZ a good market for buy-and-hold investors?
Investors tracking Yuma, AZ will find a 3.0/5 rating supported by $329K median home values and $1,717/mo rents. That profile suits long-term holders targeting stable returns.
What is the average monthly rent in Yuma, AZ?
Expect rents around $1,717/mo per month in Yuma, AZ. With home values at $329K, the yield math works out to reasonable levels for rental investors.
How much should I expect to pay for a home in Yuma, AZ?
Typical homes in Yuma, AZ go for around $329K. The 5-year CAGR of 0.0% measured price movement.
Does a duplex house hack pencil in Yuma, AZ?
For house hackers, Yuma, AZ is a challenging. The $1,717/mo rent on a unit helps defray the mortgage on a $329K property.
Is Yuma, AZ better for rentals, flips, or BRRRR?
Yuma, AZ investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($329K prices, $1,717/mo rents) make it a reasonable choice.
You know 85365 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85365 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 85365 ranks in Yuma, AZ
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