Real Estate Investing in Gilbert, Arizona (85298)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85298 (Gilbert, 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 Gilbert, AZ (85298)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85298 Gilbert
ZIP 85298 inside Maricopa County looks affordable on the surface — median value of $682K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 85298 is robust only for operators who understand what they are buying. A $682K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Gilbert have seen price recovery that 85298 has not matched. Maricopa County data supports the view that the spread is structural rather than temporary.
Who lives in 85298 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 85298 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 Gilbert:
Property Strategy for 85298
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $524,167 | $2,760 | 3.8% | +6.5% | $262,083 |
| 3BR | $573,850 | $3,680 | 4.6% | +7.3% | $191,283 |
| 4BR | $693,272 | $4,080 | 4.2% | +7.9% | $173,318 |
| 5BR | $826,435 | — | — | +8.4% | $165,287 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85298 Compare?
| Metric | 85298 | Gilbert | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $682,212 | $573,628 | N/A | $419,643 |
| 5-Year CAGR | 3.0% | 2.9% | N/A | 6.5% |
| Avg Rent | $2,633 | $2,144 | N/A | - |
| Cap Rate | 3.0% | 2.9% | - | - |
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 85298 (Gilbert, 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 | $682,212 |
| Monthly Rent | $2,633 |
| Price-to-Rent | 21.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | +0.4% ▲ |
| 3-Year CAGR | +1.0% ▲ |
| 5-Year CAGR | +3.0% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 Rent Trends
| 1-Year | +0.3% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +2.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.0%). 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 85298
Population: 43,536
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 85298
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Coronado Elementary School
EVIT - Perry High School
Quartz Hill Elementary
Centennial Elementary School
EVIT - Campo Verde High 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
Investor Insight: With 3,401 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the median home value in Gilbert, AZ?
The median home value in Gilbert, AZ is roughly $682K. That puts it reasonable relative to the AZ statewide average.
Are tenants stable in Gilbert, AZ?
The renter base in Gilbert, AZ is reasonable for the $2,633/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
How does Gilbert, AZ stack up for property investment?
Gilbert, AZ scores 3.0/5 for investability. Home values sit at $682K and rents near $2,633/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Do rentals sit vacant long in Gilbert, AZ?
Gilbert, AZ sees elevated vacancy, which is reasonable relative to the broader AZ rental market.
How do landlord-tenant laws work in Gilbert, AZ?
Rental owners in Gilbert, AZ deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 85298 now. You don’t know where it ranks.
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How 85298 ranks in Phoenix-Mesa-Chandler, AZ
Every ZIP in this metro, ranked. Free.
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