Improved RV Lot in 55+
For Sale
$95,000
3400 S AVE 7 E lot #182, Yuma, AZ 85365
LAND - Yuma, AZ
Property Size2,739 SF
Price / SF$34.68
Days on Market845
Property Features for 3400 S AVE 7 E lot #182
General Information
Property type
Land
Property subtype
Other
Zoning
RVS
Subdivision
Palms RV Resort
Lot features
Mesa
Standard status
Active
Size
2,739 SF
Taxes and HOA fees
Tax Description
Palms RV Resort, Lot 182 Section 09 Township 09S Range 22W
Tax Annual Amount
473
Legal Description
Palms RV Resort, Lot 182 Section 09 Township 09S Range 22W
Listing Agency:
JRW Realty LLC
(928) 210-8804
Listed By:
Jamie Weatherwax · License #BR565306000
(928) 210-8804
Added: Apr 30, 2024
Changed: Jun 3
Last Checked: Aug 22 at 11:06AM
MLS# 20241960
Copyright © 2026 Yuma Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This offering is a west-facing, improved RV lot within a boutique 55+ gated resort community. The site includes full hook-ups, pavers, landscaping, and a large gazebo. The lot measures 41.5 feet wide by 76.21 feet deep, and includes a 7.5-foot rear PAL easement. The lot is described as being close to the clubhouse, supporting convenient access to shared resort facilities.
The resort is set up with a walking path around the perimeter of the approximately 60-acre community. The clubhouse area is part of the onsite amenities, which include pickleball, a putting green, shuffleboard, a fitness center, a pottery studio, and sparkling salt water pools. The property also notes seasonal planned events such as concerts and classes, along with an onsite cafe/cabana.
For buyers considering RV lot ownership, this configuration is geared toward prepared, move-in-ready stays within a gated environment. The combination of full hook-ups, developed outdoor features, and proximity to clubhouse amenities may appeal to tenants or owners seeking an RV site inside an established resort community governed by a 55+ setting. Zoning is listed as RVS.
The resort is set up with a walking path around the perimeter of the approximately 60-acre community. The clubhouse area is part of the onsite amenities, which include pickleball, a putting green, shuffleboard, a fitness center, a pottery studio, and sparkling salt water pools. The property also notes seasonal planned events such as concerts and classes, along with an onsite cafe/cabana.
For buyers considering RV lot ownership, this configuration is geared toward prepared, move-in-ready stays within a gated environment. The combination of full hook-ups, developed outdoor features, and proximity to clubhouse amenities may appeal to tenants or owners seeking an RV site inside an established resort community governed by a 55+ setting. Zoning is listed as RVS.
Key Highlights
- West‑facing improved RV lot in a 55+ gated boutique resort community
- Full RV hook‑ups included, plus pavers, landscaping, and a large gazebo
- Lot size is 41.5' wide by 76.21' deep with a 7.5' rear PAL easement
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$5,412
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.70%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$108,240
$108.2K
Cap Rate 7%
$77,314
$77.3K
Cap Rate 9%
$60,133
$60.1K
Market Conditions
NOI Build-Up for 2,739 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$29.9K $10.92/SF
− Vacancy
−$20.1K −$7.33/SF
EGI
$9.8K $3.59/SF
− OpEx
−$4.4K −$1.62/SF
NOI
$5.4K $1.98/SF
Area
Yuma County, AZ
Vacancy
67.10%
Lease Rate
$10.92 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$108,240
Cap Rate 7%
$77,314
Cap Rate 9%
$60,133
Alternative Uses
Best Use
Apartment 5plus
$77.3K
$67.7K – $90.2K
NOI $5,412 @ 7.0% cap · market cap 5.70%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.41M
$1.23M – $1.64M
NOI $98,477 @ 7.0% cap · market cap 103.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
89
Businesses Nearby
Explore this area
Business Placement
Demographics for 85365, AZ
50,166
Population
26,353
Households
1.9
Avg Household Size
38
Median Age
21%
College-Educated
87%
High-School Grad
1,349.0 sq mi
ZIP Area
37
Density / Sq Mi
$68,358
Median Household Income
$40,107
Median Earnings
$1,259
Median Rent
$189,900
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mobile home & RV park - West-facing improved RV lot with full hook-ups, pavers, landscaping, and a large gazebo near the clubhouse in a 55+ gated community.
Where is this mobile home & rv park located?
The property is located at 3400 S AVE 7 E lot #182 Yuma, AZ.
What is the asking price?
The asking price for this property is $95,000.
What are key features of this property?
This property features: West‑facing improved RV lot in a 55+ gated boutique resort community; Full RV hook‑ups included, plus pavers, landscaping, and a large gazebo; Lot size is 41.5' wide by 76.21' deep with a 7.5' rear PAL easement
