Real Estate Investing in Glendale, Arizona (85304)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85304 (Glendale, 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 Glendale, AZ (85304)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85304 Glendale
This part of Maricopa County is not an easy win. The 85304 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 85304 can be a worth a close look for hunting ground — but the discount at $404K reflects genuine risk that outside investors often underestimate.
Within AZ, ZIP 85304 trails on several market indicators that neighboring Maricopa County submarkets outperform. The gap is real and robust enough to shape underwriting.
The demographic picture in 85304 includes headwinds that any investor should price in. Income distribution skews lower than Glendale averages, and tenant stability requires active management.
New investors are better served looking at Glendale's stable or hybrid ZIPs before stepping into 85304. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Glendale:
Property Strategy for 85304
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $283,568 | $1,670 | 4.2% | +7.2% | $141,784 |
| 3BR | $386,469 | $2,230 | 4.2% | +7.3% | $128,823 |
| 4BR | $444,134 | $2,470 | 4.0% | +7.1% | $111,033 |
| 5BR | $594,728 | — | — | +7.9% | $118,946 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85304 Compare?
| Metric | 85304 | Glendale | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $403,877 | $401,920 | N/A | $419,643 |
| 5-Year CAGR | 2.4% | 2.7% | N/A | 6.5% |
| Avg Rent | $1,714 | $1,526 | N/A | - |
| Cap Rate | 3.3% | 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 85304 (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 | $403,877 |
| Monthly Rent | $1,714 |
| Price-to-Rent | 19.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | -0.3% ▼ |
| 3-Year CAGR | 0.0% ▼ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | -17.8% ▼ |
| 3-Year CAGR | -5.6% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). 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 85304
Population: 29,745
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 85304
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Sunset School
Kachina Elementary School
West-MEC - Cactus High School
Canyon Elementary School
Foothills 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
Investor Insight: With 3,936 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What kind of market is Glendale, AZ for investors?
Our data puts Glendale, AZ at 3.0/5 for investability. Home prices of $404K and rents around $1,714/mo create a solid backdrop for investor activity.
Is rental property easy to operate in Glendale, AZ?
Landlord-friendliness in Glendale, AZ is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What is the average monthly rent in Glendale, AZ?
Expect rents around $1,714/mo per month in Glendale, AZ. With home values at $404K, the yield math works out to reasonable levels for rental investors.
Should investors worry about vacancy in Glendale, AZ?
Glendale, AZ sees elevated vacancy, which is reasonable relative to the broader AZ rental market.
What real estate strategy is ideal for Glendale, AZ?
For Glendale, AZ, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 85304 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85304 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 85304 ranks in Phoenix-Mesa-Chandler, AZ
Every ZIP in this metro, ranked. Free.
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