Real Estate Investing in Maricopa, Arizona (85139)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85139 (Maricopa, AZ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 13.0% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.0% CAGR).
What’s happening in Maricopa, AZ (85139)?
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Market Analysis: 85139 Maricopa
Turning to rents, ZIP 85139 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $338K median. It rewards specialists, not generalists.
The 85139 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Statewide comparisons place 85139 among AZ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 85139 ZIP's population of 19,522 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that stands at the need for careful underwriting.
seems to 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 Maricopa:
Property Strategy for 85139
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $317,404 | $2,450 | 5.6% | +6.8% | $105,801 |
| 4BR | $350,215 | $2,720 | 5.6% | +6.7% | $87,554 |
| 5BR | $419,788 | — | — | +6.8% | $83,958 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85139 Compare?
| Metric | 85139 | Maricopa | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $337,669 | $341,633 | N/A | $419,643 |
| 5-Year CAGR | 1.0% | 0.8% | N/A | 6.5% |
| Avg Rent | $1,628 | $1,731 | N/A | - |
| Cap Rate | 3.8% | 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 85139 (Maricopa, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $337,669 |
| Monthly Rent | $1,628 |
| Price-to-Rent | 17.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | -2.3% ▼ |
| 3-Year CAGR | -1.4% ▼ |
| 5-Year CAGR | +1.0% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 Rent Trends
| 1-Year | -14.8% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). 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 85139
Population: 19,522
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 85139
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
Are rents high in Maricopa, AZ?
Maricopa, AZ rentals go for roughly $1,628/mo a month. That puts gross yield in solid territory relative to $338K acquisition costs.
Is it easy to find good tenants in Maricopa, AZ?
The renter base in Maricopa, AZ is reasonable for the $1,628/mo price point. Screening well and pricing to market typically yields stable tenants.
How strong is Maricopa, AZ for real estate investors?
Maricopa, AZ scores 2.0/5 for investability. Home values sit at $338K and rents near $1,628/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is vacancy a concern in Maricopa, AZ?
Rental vacancy in Maricopa, AZ is elevated. Investors should budget normal turnover but not chronic empty units.
What type of investing works in Maricopa, AZ?
A careful cash-flow rentals with hands-on management strategy Maricopa, AZ best. The market produces even-keeled results for that approach at the $338K price point.
You know 85139 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85139 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 85139 ranks in Phoenix-Mesa-Chandler, AZ
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