Real Estate Investing in Eloy, Arizona (85131)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85131 (Eloy, 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: 18.0% of homes vacant — above national norms.
What’s happening in Eloy, AZ (85131)?
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Market Analysis: 85131 Eloy
ZIP 85131 inside Pinal County looks affordable on the surface — median value of $291K — but the discount exists for reasons that a careful buyer should understand before committing.
Meanwhile, the numbers look inviting — $291K purchase price, 0.0% nominal cap — the work to hit that pro forma in 85131 is substantial and deserves full respect.
Within AZ, ZIP 85131 trails on several market indicators that neighboring Pinal County submarkets outperform. The gap is real and impressive enough to shape underwriting.
The 85131 ZIP's population of 18,156 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
tilts toward 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 Eloy:
Property Strategy for 85131
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $376,262 | $1,530 | 2.9% | +6.1% | $188,131 |
| 3BR | $251,738 | $2,070 | 5.9% | +8.3% | $83,913 |
| 4BR | $268,794 | $2,350 | 6.3% | +8.1% | $67,199 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85131 Compare?
| Metric | 85131 | Eloy | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $290,657 | $290,657 | N/A | $419,643 |
| 5-Year CAGR | 2.4% | 2.4% | N/A | 6.5% |
| Avg Rent | $1,312 | $1,312 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85131 (Eloy, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $290,657 |
| Monthly Rent | $1,312 |
| Price-to-Rent | 18.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | +1.0% ▲ |
| 3-Year CAGR | -0.1% ▼ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | +8.9% ▲ |
🏠 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 (3.5%). 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 85131
Population: 18,156
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 85131
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
What price range are homes in Eloy, AZ?
Expect median prices around $291K in Eloy, AZ. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
Is it easy to find good tenants in Eloy, AZ?
Eloy, AZ draws a reliable base of working renters. Demand at the $1,312/mo rent level is reasonable for standard single-family and small multi rentals.
Is Eloy, AZ good for house hacking?
House hacking in Eloy, AZ is reasonable to execute. Prices around $291K and rents of $1,312/mo solid owner-occupant economics.
What is the typical rental rate in Eloy, AZ?
Rents in Eloy, AZ run near $1,312/mo. Compared with median home prices of $291K that produces solid gross yields for typical rentals.
What kind of vacancy should I budget for in Eloy, AZ?
Eloy, AZ carries elevated vacancy risk. Expect measured absorption at market rents of $1,312/mo.
You know 85131 now. You don’t know where it ranks.
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How 85131 ranks in Phoenix-Mesa-Chandler, AZ
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