Real Estate Investing in Queen Creek, Arizona (85142)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85142 (Queen Creek, AZ)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Queen Creek, AZ (85142)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85142 Queen Creek
Meanwhile, ZIP 85142 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $589K median. It rewards specialists, not generalists.
Rent of $2,137/mo on a $589K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 85142 sits below the stated 0.0% once reality is priced in.
ZIP 85142's metrics run below Maricopa County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 85142 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Distressed ZIPs reward experience. healthy returns are possible in 85142, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Queen Creek:
Property Strategy for 85142
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $419,625 | $2,470 | 4.2% | +7.1% | $209,812 |
| 3BR | $461,550 | $3,290 | 5.1% | +6.9% | $153,850 |
| 4BR | $574,645 | $3,650 | 4.6% | +7.7% | $143,661 |
| 5BR | $757,891 | — | — | +8.9% | $151,578 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85142 Compare?
| Metric | 85142 | Queen Creek | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $588,606 | $588,606 | N/A | $419,643 |
| 5-Year CAGR | 3.1% | 3.1% | N/A | 6.5% |
| Avg Rent | $2,137 | $2,137 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
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 85142 (Queen Creek, AZ). Anonymous, moderated, never written by AI.
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Property managers serving Maricopa County
Manage rentals here? List your business →Active Renter Property Management offers rental property management services in Phoenix, Arizona, including a 6-month tenant guarantee. summary from their website
Arête Realty and Property Management, LLC offers property management services and real estate expertise in Glendale, Avondale, Chandler, Mesa, Gilbert, Sun City, Paradise Valley, Scottsdale, and Peori summary from their website
Arizona Community Management Services offers a comprehensive suite of services for Association leaders, including board training, financial management, and covenants enforcement, with decades of exper summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $588,606 |
| Monthly Rent | $2,137 |
| Price-to-Rent | 23.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.8% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | +2.0% ▲ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 Rent Trends
| 1-Year | -1.1% ▼ |
| 3-Year CAGR | +0.2% ▲ |
| 5-Year CAGR | +1.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.8%). 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 85142
Population: 87,201
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 85142
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 3,401 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do experienced investors play Queen Creek, AZ?
Most investors in Queen Creek, 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 it easy to find good tenants in Queen Creek, AZ?
Queen Creek, AZ draws a even-keeled base of working renters. Demand at the $2,137/mo rent level is reasonable for standard single-family and small multi rentals.
Is Queen Creek, AZ good for landlords?
Landlord-friendliness in Queen Creek, AZ is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What does house hacking look like in Queen Creek, AZ?
Queen Creek, AZ is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $589K price point reasonable to enter.
What is the typical home price in Queen Creek, AZ?
Queen Creek, AZ median home values land near $589K. That is reasonable territory for investors looking at $2,137/mo-per-month rentals.
You know 85142 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85142 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 85142 ranks in Phoenix-Mesa-Chandler, AZ
Every ZIP in this metro, ranked. Free.
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