Real Estate Investing in Phoenix, Arizona (85013)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85013 (Phoenix, AZ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 8.2% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 26.5 — hard to cash-flow at these prices.
What’s happening in Phoenix, AZ (85013)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85013 Phoenix
ZIP 85013 in Phoenix, AZ carries a impressive set of headwinds. Home values near $486K and rents of $1,531/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 85013 can be a a credible choice for hunting ground — but the discount at $486K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 85013 among AZ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 85013 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Distressed ZIPs reward experience. impressive returns are possible in 85013, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Phoenix:
Property Strategy for 85013
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $247,419 | $1,710 | 5.0% | +7.7% | $247,419 |
| 2BR | $354,754 | $1,990 | 4.0% | +6.0% | $177,377 |
| 3BR | $532,080 | $2,650 | 3.6% | +6.4% | $177,360 |
| 4BR | $729,799 | $2,940 | 2.9% | +6.9% | $182,450 |
| 5BR | $1,322,959 | — | — | +8.8% | $264,592 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85013 Compare?
| Metric | 85013 | Phoenix | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $486,454 | $448,314 | N/A | $419,643 |
| 5-Year CAGR | 2.1% | 2.8% | N/A | 6.5% |
| Avg Rent | $1,531 | $1,672 | N/A | - |
| Cap Rate | 2.5% | 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 85013 (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 | $486,454 |
| Monthly Rent | $1,531 |
| Price-to-Rent | 26.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 4.6% |
📈 Home Appreciation
| 1-Year | -0.4% ▼ |
| 3-Year CAGR | -0.1% ▼ |
| 5-Year CAGR | +2.1% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 Rent Trends
| 1-Year | -1.2% ▼ |
| 3-Year CAGR | -0.1% ▼ |
| 5-Year CAGR | +1.8% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.5%). 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 85013
Population: 20,947
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 85013
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Bostrom Alternative Center
Phoenix Coding Academy
Phoenix Educator Preparatory
Synergy Public School
Choice Learning Academy
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 3,073 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Which investment style suits Phoenix, AZ?
A careful cash-flow rentals with hands-on management strategy Phoenix, AZ best. The market produces predictable results for that approach at the $486K price point.
How much should I expect to pay for a home in Phoenix, AZ?
Typical homes in Phoenix, AZ go for around $486K. The 5-year CAGR of 0.0% measured price movement.
Is Phoenix, AZ a good market for buy-and-hold investors?
Investors tracking Phoenix, AZ will find a 3.0/5 rating supported by $486K median home values and $1,531/mo rents. That profile suits long-term holders targeting predictable returns.
What is the typical vacancy rate in Phoenix, AZ?
Occupancy in Phoenix, AZ runs consistent with elevated vacancy. Well-priced units at $1,531/mo lease on reasonable timelines.
Is Phoenix, AZ landlord-friendly?
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 85013 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85013 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 85013 ranks in Phoenix-Mesa-Chandler, AZ
Every ZIP in this metro, ranked. Free.
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