Divide by zero error again!

I have the following formula where column CL remains blank until I populate it, however, the following formula gives a divide by zero error with blank cells.

The other issues is that column C may not always contain the text CPHA

=AVERAGEIFS(Properties!$CL$3:$CL$1002,Properties!$W$3:$W$1002,{"Y","A"},Properties!$C$3:$C$1002,"CPHA")

Any help would be much appreciated! (Pulling my hair out on this one!)