Real Estate Investing in Gold Canyon, Arizona (85118)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85118 (Gold Canyon, 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.
- High vacancy: 23.7% of homes vacant — above national norms.
What’s happening in Gold Canyon, AZ (85118)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85118 Gold Canyon
The 85118 ZIP in Gold Canyon, AZ is a local-operator market. Outside capital chasing a $481K entry has to pair deep knowledge with the discount.
For an experienced owner, 85118 can be a a solid fit for hunting ground — but the discount at $481K reflects genuine risk that outside investors often underestimate.
Regionally, 85118 sits on the difficult end of the AZ spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
The 85118 ZIP's population of 13,955 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that stands at the need for careful underwriting.
The 85118 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Gold Canyon:
Property Strategy for 85118
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $433,789 | $1,580 | 2.6% | +7.2% | $216,895 |
| 3BR | $487,129 | $2,120 | 3.1% | +7.7% | $162,376 |
| 4BR | $628,495 | $2,370 | 2.7% | +7.8% | $157,124 |
| 5BR | $870,210 | — | — | +8.5% | $174,042 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85118 Compare?
| Metric | 85118 | Gold Canyon | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $480,596 | $480,596 | N/A | $419,643 |
| 5-Year CAGR | 2.3% | 2.3% | N/A | 6.5% |
| Avg Rent | $2,005 | $2,005 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
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 85118 (Gold Canyon, AZ). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 85118 (Gold Canyon, AZ)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $480,596 |
| Monthly Rent | $2,005 |
| Price-to-Rent | 20.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.3% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | -1.5% ▼ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | +2.3% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). 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 85118
Population: 13,955
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 85118
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.
Frequently Asked Questions
How does Gold Canyon, AZ rate as a rental market?
Gold Canyon, AZ scores 3.0/5 for investability. Home values sit at $481K and rents near $2,005/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How quickly do rentals get leased in Gold Canyon, AZ?
Vacancy risk in Gold Canyon, AZ is elevated. That supports consistent cash flow for typical rental holds.
Where do rents currently stand in Gold Canyon, AZ?
The typical rental in Gold Canyon, AZ commands about $2,005/mo monthly. That rent profile measured cash flow against the $481K purchase basis.
How qualified is the tenant pool in Gold Canyon, AZ?
The tenant pool in Gold Canyon, AZ is solid, supported by local employment and population fundamentals. Rents of $2,005/mo are well-absorbed by the market.
What are home prices like in Gold Canyon, AZ?
Median home price in Gold Canyon, AZ is near $481K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
You know 85118 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85118 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 85118 ranks in Phoenix-Mesa-Chandler, AZ
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 85118 (Gold Canyon)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 85118 (Gold Canyon, AZ).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.