Real Estate Investing in Anthem, Arizona (85086)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85086 (Anthem, AZ)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Anthem, AZ (85086)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85086 Anthem
Not every below-median market is a bargain. Anthem's 85086 ZIP clocks in at signals that favor experienced operators who can absorb the risk $622K pricing implies.
Rent of $2,253/mo on a $622K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 85086 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Anthem have seen price recovery that 85086 has not matched. Maricopa County data supports the view that the spread is structural rather than temporary.
Resident income in 85086 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
leans 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 Anthem:
Property Strategy for 85086
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $454,385 | $2,560 | 4.1% | +7.5% | $227,192 |
| 3BR | $527,527 | $3,410 | 4.7% | +7.9% | $175,842 |
| 4BR | $675,512 | $3,790 | 4.0% | +8.6% | $168,878 |
| 5BR | $770,565 | — | — | +8.8% | $154,113 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85086 Compare?
| Metric | 85086 | Anthem | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $621,740 | $621,740 | N/A | $419,643 |
| 5-Year CAGR | 3.4% | 3.4% | N/A | 6.5% |
| Avg Rent | $2,253 | $2,253 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
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 85086 (Anthem, AZ). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 85086 (Anthem, AZ)?
~25 seconds · no account needed · your report is anonymous
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 | $621,740 |
| Monthly Rent | $2,253 |
| Price-to-Rent | 23.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.8% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | -0.3% ▼ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | +3.4% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 Rent Trends
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | +2.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.8%). 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 85086
Population: 43,369
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 85086
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 2,199 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What type of investing works in Anthem, AZ?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Anthem, AZ. The numbers - $622K homes against $2,253/mo rents - support that play.
Is Anthem, AZ good for landlords?
AZ law landlord-friendly for landlords, and Anthem inherits those rules. Investors should still review local ordinances for rental licensing.
How tight is the rental market in Anthem, AZ?
Expect elevated vacancy in Anthem, AZ. Rents at $2,253/mo are absorbed by the tenant base without meaningful lag.
Does house hacking make sense in Anthem, AZ?
Anthem, AZ offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $2,253/mo rent level.
What do landlords charge for rent in Anthem, AZ?
Anthem, AZ rentals go for roughly $2,253/mo a month. That puts gross yield in solid territory relative to $622K acquisition costs.
You know 85086 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85086 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 85086 ranks in Phoenix-Mesa-Chandler, AZ
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 85086 (Anthem)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 85086 (Anthem, AZ).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.