Real Estate Investing in Glendale, Arizona (85302)
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Should you buy in 85302 (Glendale, AZ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
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 Glendale, AZ (85302)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85302 Glendale
ZIP 85302 inside Maricopa County looks affordable on the surface — median value of $379K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 85302 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 85302'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.
The demographic picture in 85302 includes headwinds that any investor should price in. Income distribution skews lower than Glendale averages, and tenant stability requires active management.
Distressed ZIPs reward experience. robust returns are possible in 85302, 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 Glendale:
Property Strategy for 85302
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $251,380 | $1,530 | 4.4% | +8.1% | $125,690 |
| 3BR | $370,336 | $2,070 | 4.0% | +7.5% | $123,445 |
| 4BR | $422,459 | $2,350 | 4.0% | +6.9% | $105,615 |
| 5BR | $466,519 | — | — | +6.6% | $93,304 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85302 Compare?
| Metric | 85302 | Glendale | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $378,935 | $401,920 | N/A | $419,643 |
| 5-Year CAGR | 2.4% | 2.7% | N/A | 6.5% |
| Avg Rent | $1,416 | $1,526 | N/A | - |
| Cap Rate | 2.9% | 3.0% | - | - |
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 85302 (Glendale, 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 | $378,935 |
| Monthly Rent | $1,416 |
| Price-to-Rent | 22.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | -0.2% ▼ |
| 3-Year CAGR | -0.1% ▼ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 Rent Trends
| 1-Year | -8.8% ▼ |
| 3-Year CAGR | -3.2% ▼ |
| 5-Year CAGR | +0.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). 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 85302
Population: 40,329
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 85302
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 3,936 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is housing expensive in Glendale, AZ?
Glendale, AZ median home values land near $379K. That is reasonable territory for investors looking at $1,416/mo-per-month rentals.
Are eviction rules reasonable in Glendale, AZ?
For rental operators, Glendale, AZ rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How strong is tenant demand in Glendale, AZ?
Glendale, AZ draws a reliable base of working renters. Demand at the $1,416/mo rent level is reasonable for standard single-family and small multi rentals.
Does a duplex house hack pencil in Glendale, AZ?
For house hackers, Glendale, AZ is a challenging. The $1,416/mo rent on a unit helps defray the mortgage on a $379K property.
Do landlords face vacancy issues in Glendale, AZ?
Rental vacancy in Glendale, AZ is elevated. Investors should budget normal turnover but not chronic empty units.
You know 85302 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85302 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 85302 ranks in Phoenix-Mesa-Chandler, AZ
Every ZIP in this metro, ranked. Free.
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