Real Estate Investing in Phoenix, Arizona (85009)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85009 (Phoenix, AZ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Elevated poverty: 26.3% poverty rate — can affect rent collection.
What’s happening in Phoenix, AZ (85009)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85009 Phoenix
Not every below-median market is a bargain. Phoenix's 85009 ZIP reports signals that favor experienced operators who can absorb the risk $279K pricing implies.
The investment case in 85009 is healthy only for operators who understand what they are buying. A $279K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 85009 and stronger Phoenix ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 85009 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Phoenix:
Property Strategy for 85009
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $249,026 | $1,530 | 4.4% | +7.8% | $124,513 |
| 3BR | $298,137 | $2,070 | 5.0% | +7.3% | $99,379 |
| 4BR | $327,427 | $2,350 | 5.2% | +7.1% | $81,857 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85009 Compare?
| Metric | 85009 | Phoenix | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $279,420 | $448,314 | N/A | $419,643 |
| 5-Year CAGR | 1.8% | 2.8% | N/A | 6.5% |
| Avg Rent | $1,248 | $1,672 | N/A | - |
| Cap Rate | 3.5% | 3.0% | - | - |
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 85009 (Phoenix, AZ). Anonymous, moderated, never written by AI.
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Property managers serving Maricopa County
Manage rentals here? List your business →Active Renter Property Management offers rental property management services in Phoenix, Arizona, including a 6-month tenant guarantee. summary from their website
Arête Realty and Property Management, LLC offers property management services and real estate expertise in Glendale, Avondale, Chandler, Mesa, Gilbert, Sun City, Paradise Valley, Scottsdale, and Peori summary from their website
Arizona Community Management Services offers a comprehensive suite of services for Association leaders, including board training, financial management, and covenants enforcement, with decades of exper summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $279,420 |
| Monthly Rent | $1,248 |
| Price-to-Rent | 18.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | -1.4% ▼ |
| 3-Year CAGR | -1.4% ▼ |
| 5-Year CAGR | +1.8% ▲ |
| 10-Year CAGR | +9.8% ▲ |
🏠 Rent Trends
| 1-Year | -16.9% ▼ |
| 3-Year CAGR | -3.6% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.5%). 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 85009
Population: 52,116
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 85009
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 3,345 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Can owner-occupants cash flow in Phoenix, AZ?
The house hack math a challenging in Phoenix, AZ. Owner-occupant buyers benefit from the $1,248/mo rents and $279K home values.
What kind of tenants rent in Phoenix, AZ?
Tenant demand in Phoenix, AZ is solid. The local workforce $1,248/mo rents across most rental classes.
Are homes affordable in Phoenix, AZ?
Typical homes in Phoenix, AZ go for around $279K. The 5-year CAGR of 0.0% even-keeled price movement.
What strategy should investors use in Phoenix, AZ?
In Phoenix, AZ the healthy play is typically careful cash-flow rentals with hands-on management. The combination of $279K prices and $1,248/mo rents suits that approach.
How landlord-friendly is Phoenix, AZ?
AZ ranks as a landlord-friendly state for landlord-tenant law. Phoenix generally follows the statewide framework, so landlords face reasonable operating rules.
You know 85009 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85009 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 85009 ranks in Phoenix-Mesa-Chandler, AZ
Every ZIP in this metro, ranked. Free.
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