Real Estate Investing in Arizona City, Arizona (85123)
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Should you buy in 85123 (Arizona City, AZ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 17.2% of homes vacant — above national norms.
What’s happening in Arizona City, AZ (85123)?
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Market Analysis: 85123 Arizona City
The 85123 ZIP covers a section of Arizona City that demands careful diligence. Prices near $250K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $250K asset, 85123 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 85123 among AZ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 85123 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 85123 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Arizona City:
Property Strategy for 85123
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $199,028 | $1,530 | 5.5% | +7.4% | $99,514 |
| 3BR | $250,736 | $2,070 | 5.9% | +7.4% | $83,579 |
| 4BR | $265,100 | $2,350 | 6.4% | +7.2% | $66,275 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85123 Compare?
| Metric | 85123 | Arizona City | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $249,505 | $249,505 | N/A | $419,643 |
| 5-Year CAGR | 2.2% | 2.2% | N/A | 6.5% |
| Avg Rent | $1,430 | $1,430 | N/A | - |
| Cap Rate | 4.5% | 4.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85123 (Arizona City, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $249,505 |
| Monthly Rent | $1,430 |
| Price-to-Rent | 14.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.9% |
| Cap Rate | 4.5% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | -0.9% ▼ |
| 3-Year CAGR | -0.9% ▼ |
| 5-Year CAGR | +2.2% ▲ |
| 10-Year CAGR | +9.4% ▲ |
🏠 Rent Trends
| 1-Year | -5.2% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.5%). 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 85123
Population: 8,828
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 85123
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
Frequently Asked Questions
Is Arizona City in AZ worth investing in?
Our data puts Arizona City, AZ at 3.0/5 for investability. Home prices of $250K and rents around $1,430/mo create a solid backdrop for investor activity.
What do landlords charge for rent in Arizona City, AZ?
Rent in Arizona City, AZ is around $1,430/mo. The resulting rent-to-value relationship with $250K pricing is reasonable for most investor models.
Is rental property easy to operate in Arizona City, AZ?
Landlord-friendliness in Arizona City, AZ is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Does house hacking work in Arizona City, AZ?
House hacking in Arizona City, AZ is reasonable to execute. Prices around $250K and rents of $1,430/mo solid owner-occupant economics.
Which real estate strategy fits Arizona City, AZ?
The best-fit strategy in Arizona City, AZ is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 85123 now. You don’t know where it ranks.
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How 85123 ranks in Phoenix-Mesa-Chandler, AZ
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