Real Estate Investing in San Tan Valley, Arizona (85140)
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Should you buy in 85140 (San Tan Valley, 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.
No major risk flags on the data we track.
What’s happening in San Tan Valley, AZ (85140)?
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Market Analysis: 85140 San Tan Valley
Investors eyeing 85140 need to respect the fundamentals at play. Home values of $433K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $433K asset, 85140 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader AZ picture, 85140 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 85140 includes headwinds that any investor should price in. Income distribution skews lower than San Tan Valley averages, and tenant stability requires active management.
The 85140 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in San Tan Valley:
Property Strategy for 85140
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $516,582 | $2,250 | 3.1% | +5.9% | $258,291 |
| 3BR | $383,037 | $3,000 | 5.6% | +7.0% | $127,679 |
| 4BR | $425,518 | $3,330 | 5.6% | +7.2% | $106,380 |
| 5BR | $501,200 | — | — | +7.5% | $100,240 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85140 Compare?
| Metric | 85140 | San Tan Valley | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $432,595 | $404,926 | N/A | $419,643 |
| 5-Year CAGR | 1.6% | 1.5% | N/A | 6.5% |
| Avg Rent | $2,103 | $2,066 | N/A | - |
| Cap Rate | 3.8% | 4.0% | - | - |
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 85140 (San Tan Valley, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $432,595 |
| Monthly Rent | $2,103 |
| Price-to-Rent | 17.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | +0.1% ▲ |
| 3-Year CAGR | -0.2% ▼ |
| 5-Year CAGR | +1.6% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 Rent Trends
| 1-Year | -3.6% ▼ |
| 3-Year CAGR | -0.9% ▼ |
| 5-Year CAGR | +1.6% ▲ |
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 85140
Population: 51,078
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 85140
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 San Tan Valley, AZ a good place for real estate investing?
San Tan Valley, AZ rates 2.0/5 for investability. With median values at $433K and rents near $2,103/mo, the market offers reasonable fundamentals for rental investors.
How quickly do rentals get leased in San Tan Valley, AZ?
San Tan Valley, AZ vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What do rentals go for in San Tan Valley, AZ?
Rent in San Tan Valley, AZ is around $2,103/mo. The resulting rent-to-value relationship with $433K pricing is reasonable for most investor models.
What real estate strategy is ideal for San Tan Valley, AZ?
Investors usually favor careful cash-flow rentals with hands-on management in San Tan Valley, AZ. With home values at $433K and rents near $2,103/mo, other strategies can work but produce reliable rather than outsized returns.
Is housing expensive in San Tan Valley, AZ?
In San Tan Valley, AZ the median home value sits at $433K. Against the broader AZ market, that reads as reasonable for most investors.
You know 85140 now. You don’t know where it ranks.
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How 85140 ranks in Phoenix-Mesa-Chandler, AZ
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