Real Estate Investing in Tempe, Arizona (85284)
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Should you buy in 85284 (Tempe, AZ)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
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 Tempe, AZ (85284)?
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Market Analysis: 85284 Tempe
Investors eyeing 85284 need to respect the fundamentals at play. Home values of $716K come alongside slower price movement and elevated management overhead.
Distressed markets are won on execution, not on spreadsheets. ZIP 85284 records the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Looking more closely, 85284 offers a low basis, the region around Tempe has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 85284 ZIP's population of 19,696 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
The 85284 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 Tempe:
Property Strategy for 85284
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $406,061 | $2,550 | 4.5% | +6.4% | $203,031 |
| 3BR | $547,977 | $3,400 | 4.5% | +6.5% | $182,659 |
| 4BR | $746,780 | $3,770 | 3.6% | +7.1% | $186,695 |
| 5BR | $1,047,324 | — | — | +8.2% | $209,465 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85284 Compare?
| Metric | 85284 | Tempe | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $716,405 | $507,710 | N/A | $419,643 |
| 5-Year CAGR | 3.4% | 2.6% | N/A | 6.5% |
| Avg Rent | $2,826 | $1,907 | N/A | - |
| Cap Rate | 3.1% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85284 (Tempe, 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 | $716,405 |
| Monthly Rent | $2,826 |
| Price-to-Rent | 21.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | +2.2% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +3.4% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 Rent Trends
| 1-Year | +13.2% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). 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 85284
Population: 19,696
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 85284
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Aguilar School
Fees College Preparatory Middle School
Frank Elementary School
Fuller Elementary School
Rover Elementary School
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
How high is vacancy risk in Tempe, AZ?
Tempe, AZ vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is the tenant base reliable in Tempe, AZ?
Working renters make up the core of the Tempe, AZ tenant base. The pool is reasonable for investors targeting long-term holds.
How expensive is real estate in Tempe, AZ?
Typical homes in Tempe, AZ go for around $716K. The 5-year CAGR of 0.0% steady price movement.
What strategy should investors use in Tempe, AZ?
For Tempe, AZ, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is Tempe, AZ landlord-friendly?
Tempe, AZ operates under AZ law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
You know 85284 now. You don’t know where it ranks.
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How 85284 ranks in Phoenix-Mesa-Chandler, AZ
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