Real Estate Investing in Coolidge, Arizona (85128)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85128 (Coolidge, AZ)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 10.8% vacancy may signal weakening demand.
- Elevated poverty: 20.6% poverty rate — can affect rent collection.
- Higher unemployment: 8.9% unemployment — tenant risk signal.
What’s happening in Coolidge, AZ (85128)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85128 Coolidge
Put differently, ZIP 85128 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $267K median. It rewards specialists, not generalists.
The investment case in 85128 is substantial only for operators who understand what they are buying. A $267K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 85128 among AZ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
On balance, 18,582 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Experienced landlords with local relationships tend to find 85128 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Coolidge:
Property Strategy for 85128
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $179,936 | $1,530 | 6.1% | +9.1% | $89,968 |
| 3BR | $261,898 | $2,070 | 5.7% | +8.2% | $87,299 |
| 4BR | $300,268 | $2,350 | 5.6% | +8.1% | $75,067 |
| 5BR | $344,075 | — | — | +8.1% | $68,815 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85128 Compare?
| Metric | 85128 | Coolidge | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $266,926 | $266,926 | N/A | $419,643 |
| 5-Year CAGR | 2.3% | 2.3% | N/A | 6.5% |
| Avg Rent | $1,599 | $1,599 | N/A | - |
| Cap Rate | 4.7% | 4.7% | - | - |
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 85128 (Coolidge, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $266,926 |
| Monthly Rent | $1,599 |
| Price-to-Rent | 13.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.2% |
| Cap Rate | 4.7% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | -2.2% ▼ |
| 3-Year CAGR | -2.1% ▼ |
| 5-Year CAGR | +2.3% ▲ |
| 10-Year CAGR | +9.2% ▲ |
🏠 Rent Trends
| 1-Year | -3.8% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.7%). 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 85128
Population: 18,582
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 85128
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 1,349 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do rents currently stand in Coolidge, AZ?
Coolidge, AZ rentals go for roughly $1,599/mo a month. That puts gross yield in solid territory relative to $267K acquisition costs.
How landlord-friendly is Coolidge, AZ?
Coolidge, AZ falls under AZ landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Should investors consider Coolidge, AZ?
Our data puts Coolidge, AZ at 3.0/5 for investability. Home prices of $267K and rents around $1,599/mo create a solid backdrop for investor activity.
How high is vacancy risk in Coolidge, AZ?
Coolidge, AZ vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What kind of tenants rent in Coolidge, AZ?
Expect a solid tenant pool in Coolidge, AZ. The rental market absorbs $1,599/mo rents without meaningful friction.
You know 85128 now. You don’t know where it ranks.
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How 85128 ranks in Phoenix-Mesa-Chandler, AZ
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