Move-On-Ready RV
For Sale
$85,000
3400 S AVE 7 E lot #246, Yuma, AZ 85365
LAND - Yuma, AZ
Property Size2,739 SF
Price / SF$31.03
Days on Market197
Property Features for 3400 S AVE 7 E lot #246
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 246 Section 09 Townshio 09S Range 22W
Tax Annual Amount
390
Legal Description
Palms RV Resort, Lot 246 Section 09 Townshio 09S Range 22W
Listing Agency:
JRW Realty LLC
(928) 210-8804
Listed By:
Jamie Weatherwax · License #BR565306000
(928) 210-8804
Added: Feb 6
Changed: Jun 3
Last Checked: Aug 22 at 4:06AM
MLS# 20260641
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 west-facing and includes full hook-ups. The property features a brand-new, modern-style solar powered pergola with automated shades, interior lighting, and an adjustable waterproof louvered ceiling. Landscaping has been recently supported with professional drip irrigation, along with several flowers and shrubs ready to display during seasonal “Snowbird” months.
The site is located within Yuma’s 55+ gated boutique resort and is pet friendly. It is a short distance to the center of the resort, where the clubhouse area is located, and that area includes numerous onsite amenities. The resort also hosts seasonal planned events, classes, and concerts, along with a cafe/bar. The property is listed under zoning RVS.
For owners or seasonal travelers seeking an RV base within a managed, amenity-oriented community, this configuration offers turnkey comfort and prepared outdoor space. The combination of full hook-ups and site improvements like the solar pergola and established irrigation can support day-to-day use while maintaining a maintained, landscaped presentation within the resort setting.
The site is located within Yuma’s 55+ gated boutique resort and is pet friendly. It is a short distance to the center of the resort, where the clubhouse area is located, and that area includes numerous onsite amenities. The resort also hosts seasonal planned events, classes, and concerts, along with a cafe/bar. The property is listed under zoning RVS.
For owners or seasonal travelers seeking an RV base within a managed, amenity-oriented community, this configuration offers turnkey comfort and prepared outdoor space. The combination of full hook-ups and site improvements like the solar pergola and established irrigation can support day-to-day use while maintaining a maintained, landscaped presentation within the resort setting.
Key Highlights
- West‑facing RV site in Yuma’s 55+ gated boutique resort
- Move‑in ready site with full hook‑ups
- Brand‑new solar‑powered pergola with automated shades, interior lighting, and adjustable waterproof louvered ceiling
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
6.37%
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 6.37%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.41M
$1.23M – $1.64M
NOI $98,477 @ 7.0% cap · market cap 115.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
75
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 RV site with full hook-ups, solar pergola with automated shades, and recently installed drip irrigation landscaping.
Where is this mobile home & rv park located?
The property is located at 3400 S AVE 7 E lot #246 Yuma, AZ.
What is the asking price?
The asking price for this property is $85,000.
What are key features of this property?
This property features: West‑facing RV site in Yuma’s 55+ gated boutique resort; Move‑in ready site with full hook‑ups; Brand‑new solar‑powered pergola with automated shades, interior lighting, and adjustable waterproof louvered ceiling
