Move-On Ready RV
For Sale
$67,500
3400 S AVE 7 E lot #189, Yuma, AZ 85365
LAND - Yuma, AZ
Property Size2,428 SF
Price / SF$27.80
Days on Market477
Property Features for 3400 S AVE 7 E lot #189
General Information
Property type
Land
Property subtype
Other
Zoning
RVS
Subdivision
Palms RV Resort
Lot features
Mesa
Standard status
Active
Size
2,428 SF
Taxes and HOA fees
Tax Description
Palms RV Resort, Lot 189: Palms Lot Tie/Lot Split No 18 Lot C Section 09 Township 09S Range 22W
Tax Annual Amount
644
Legal Description
Palms RV Resort, Lot 189: Palms Lot Tie/Lot Split No 18 Lot C Section 09 Township 09S Range 22W
Listing Agency:
JRW Realty LLC
(928) 210-8804
Listed By:
Jamie Weatherwax · License #BR565306000
(928) 210-8804
Added: May 2, 2025
Changed: Jun 3
Last Checked: Aug 21 at 4:06PM
MLS# 20252216
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 move-on ready RV site is east-facing and offered as a single lot. It includes full hook-ups and concrete strips for RV tires to rest on, meeting the minimum requirement for placement. The lot also backs up to common area, providing direct access to shared space behind the site.
Located within a 55+ gated community, the site is about two lots away from the centrally located clubhouse area. The community is built around landscaped common areas and offers amenities such as two heated saltwater swimming pools, two spas, a fitness center, pickleball/tennis courts, and championship shuffleboard courts with stadium seating. Additional on-site features include two fenced dog parks, a walking trail around the perimeter of the resort, and seasonal planned events, classes, and concerts, along with a cafe/bar.
For buyers looking to place an RV in a managed, resort-style environment, this lot’s utility-ready setup and onsite common-area access make it straightforward to use immediately. Its proximity to the clubhouse area can also be convenient for residents who want quick access to shared activities and facilities within the community.
Located within a 55+ gated community, the site is about two lots away from the centrally located clubhouse area. The community is built around landscaped common areas and offers amenities such as two heated saltwater swimming pools, two spas, a fitness center, pickleball/tennis courts, and championship shuffleboard courts with stadium seating. Additional on-site features include two fenced dog parks, a walking trail around the perimeter of the resort, and seasonal planned events, classes, and concerts, along with a cafe/bar.
For buyers looking to place an RV in a managed, resort-style environment, this lot’s utility-ready setup and onsite common-area access make it straightforward to use immediately. Its proximity to the clubhouse area can also be convenient for residents who want quick access to shared activities and facilities within the community.
Key Highlights
- East‑facing RV site in a 55+ gated community, 2 lots away from the centrally located clubhouse area
- Full hook‑ups included, plus concrete strips for RV tires to rest on
- Minimum requirement met for the RV site
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
$4,798
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
7.11%
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%
$95,960
$96.0K
Cap Rate 7%
$68,543
$68.5K
Cap Rate 9%
$53,311
$53.3K
Market Conditions
NOI Build-Up for 2,428 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
$26.5K $10.92/SF
− Vacancy
−$17.8K −$7.33/SF
EGI
$8.7K $3.59/SF
− OpEx
−$3.9K −$1.62/SF
NOI
$4.8K $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%
$95,960
Cap Rate 7%
$68,543
Cap Rate 9%
$53,311
Alternative Uses
Best Use
Apartment 5plus
$68.5K
$60.0K – $80.0K
NOI $4,798 @ 7.0% cap · market cap 7.11%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.25M
$1.09M – $1.45M
NOI $87,296 @ 7.0% cap · market cap 129.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
94
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
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - East-facing, full hook-up RV lot in a 55+ gated community near the clubhouse.
Where is this mobile home & rv park located?
The property is located at 3400 S AVE 7 E lot #189 Yuma, AZ.
What is the asking price?
The asking price for this property is $67,500.
What are key features of this property?
This property features: East‑facing RV site in a 55+ gated community, 2 lots away from the centrally located clubhouse area; Full hook‑ups included, plus concrete strips for RV tires to rest on; Minimum requirement met for the RV site
