Real Estate Investing in Maricopa, Arizona (85138)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85138 (Maricopa, AZ)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 11.9% vacancy may signal weakening demand.
- Flat appreciation: Values have barely moved over 5 years (0.5% CAGR).
What’s happening in Maricopa, AZ (85138)?
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Market Analysis: 85138 Maricopa
ZIP 85138 inside Pinal County looks affordable on the surface — median value of $346K — but the discount exists for reasons that a careful buyer should understand before committing.
Put differently, the numbers look inviting — $346K purchase price, 0.0% nominal cap — the work to hit that pro forma in 85138 is substantial and deserves full respect.
The gap between 85138 and stronger Maricopa ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 85138 ZIP's population of 52,342 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
Strategically, 85138 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 Maricopa:
Property Strategy for 85138
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $345,525 | $2,300 | 4.8% | +5.8% | $172,762 |
| 3BR | $323,353 | $3,070 | 6.8% | +6.7% | $107,784 |
| 4BR | $359,173 | $3,400 | 6.8% | +6.7% | $89,793 |
| 5BR | $418,238 | — | — | +6.9% | $83,648 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85138 Compare?
| Metric | 85138 | Maricopa | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $345,597 | $341,633 | N/A | $419,643 |
| 5-Year CAGR | 0.5% | 0.8% | N/A | 6.5% |
| Avg Rent | $1,835 | $1,731 | N/A | - |
| Cap Rate | 4.1% | 4.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85138 (Maricopa, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $345,597 |
| Monthly Rent | $1,835 |
| Price-to-Rent | 15.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.1% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | -2.7% ▼ |
| 3-Year CAGR | -1.7% ▼ |
| 5-Year CAGR | +0.5% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 Rent Trends
| 1-Year | -1.4% ▼ |
| 3-Year CAGR | -0.5% ▼ |
| 5-Year CAGR | +1.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.1%). 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 85138
Population: 52,342
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 85138
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
Which real estate strategy fits Maricopa, AZ?
Most investors in Maricopa, AZ run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Is house hacking profitable in Maricopa, AZ?
The house hack math a challenging in Maricopa, AZ. Owner-occupant buyers benefit from the $1,835/mo rents and $346K home values.
Is Maricopa, AZ a smart market for rental property?
Investors tracking Maricopa, AZ will find a 3.0/5 rating supported by $346K median home values and $1,835/mo rents. That profile suits long-term holders targeting steady returns.
Do rentals sit vacant long in Maricopa, AZ?
Maricopa, AZ sees elevated vacancy, which is reasonable relative to the broader AZ rental market.
How expensive is real estate in Maricopa, AZ?
Expect median prices around $346K in Maricopa, AZ. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
You know 85138 now. You don’t know where it ranks.
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How 85138 ranks in Phoenix-Mesa-Chandler, AZ
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