Real Estate Investing in Yuma, Arizona (85364)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85364 (Yuma, AZ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 14.1% of homes vacant — above national norms.
What’s happening in Yuma, AZ (85364)?
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Market Analysis: 85364 Yuma
Investors eyeing 85364 need to respect the fundamentals at play. Home values of $264K come alongside slower price movement and elevated management overhead.
The investment case in 85364 is healthy only for operators who understand what they are buying. A $264K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In practical terms, 85364 offers a low basis, the region around Yuma has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 85364 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.
Strategically, 85364 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Yuma:
Property Strategy for 85364
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $143,636 | $1,080 | 5.4% | +9.7% | $143,636 |
| 2BR | $183,996 | $1,420 | 5.6% | +10.5% | $91,998 |
| 3BR | $250,975 | $1,940 | 5.6% | +9.4% | $83,658 |
| 4BR | $350,316 | $2,380 | 4.9% | +8.8% | $87,579 |
| 5BR | $328,875 | — | — | +8.9% | $65,775 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85364 Compare?
| Metric | 85364 | Yuma | Yuma, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $263,956 | $224,757 | N/A | $419,643 |
| 5-Year CAGR | 5.8% | 5.2% | N/A | 6.5% |
| Avg Rent | $1,287 | $1,559 | N/A | - |
| Cap Rate | 3.8% | 4.0% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85364 (Yuma, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $263,956 |
| Monthly Rent | $1,287 |
| Price-to-Rent | 17.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 Rent Trends
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). 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 85364
Population: 72,125
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 85364
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,704 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is house hacking profitable in Yuma, AZ?
The a challenging house-hack environment in Yuma, AZ reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
How should investors approach Yuma, AZ?
Investors usually favor careful cash-flow rentals with hands-on management in Yuma, AZ. With home values at $264K and rents near $1,287/mo, other strategies can work but produce measured rather than outsized returns.
What is the typical renter like in Yuma, AZ?
The renter base in Yuma, AZ is reasonable for the $1,287/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
What kind of market is Yuma, AZ for investors?
Yuma, AZ scores 3.0/5 for investability. Home values sit at $264K and rents near $1,287/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How expensive is real estate in Yuma, AZ?
In Yuma, AZ the median home value sits at $264K. Against the broader AZ market, that reads as reasonable for most investors.
You know 85364 now. You don’t know where it ranks.
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How 85364 ranks in Yuma, AZ
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