Real Estate Investing in Tolleson, Arizona (85353)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85353 (Tolleson, 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 Tolleson, AZ (85353)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85353 Tolleson
The 85353 ZIP in Tolleson, AZ is a local-operator market. Outside capital chasing a $394K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $394K asset, 85353 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Tolleson have seen price recovery that 85353 has not matched. Maricopa County data supports the view that the spread is structural rather than temporary.
Resident income in 85353 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 85353 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 Tolleson:
Property Strategy for 85353
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $302,372 | $1,980 | 4.7% | +7.4% | $151,186 |
| 3BR | $372,312 | $2,640 | 5.1% | +8.0% | $124,104 |
| 4BR | $406,491 | $2,930 | 5.2% | +7.9% | $101,623 |
| 5BR | $449,929 | — | — | +8.5% | $89,986 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85353 Compare?
| Metric | 85353 | Tolleson | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $394,173 | $394,173 | N/A | $419,643 |
| 5-Year CAGR | 2.7% | 2.7% | N/A | 6.5% |
| Avg Rent | $1,985 | $1,985 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
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 85353 (Tolleson, 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 | $394,173 |
| Monthly Rent | $1,985 |
| Price-to-Rent | 16.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | -0.2% ▼ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 Rent Trends
| 1-Year | -1.8% ▼ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | +2.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.9%). 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 85353
Population: 44,995
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 85353
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 2,617 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Tolleson, AZ stack up for property investment?
Yes - Tolleson, AZ a 3.0/5 investability score. With $394K home prices against $1,985/mo monthly rent, the market delivers a reasonable entry point for new investors.
What is the typical vacancy rate in Tolleson, AZ?
Tolleson, AZ vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Are rents high in Tolleson, AZ?
Rents in Tolleson, AZ run near $1,985/mo. Compared with median home prices of $394K that produces solid gross yields for typical rentals.
Which investment style suits Tolleson, AZ?
Investors usually favor careful cash-flow rentals with hands-on management in Tolleson, AZ. With home values at $394K and rents near $1,985/mo, other strategies can work but produce predictable rather than outsized returns.
What is it like being a landlord in Tolleson, AZ?
AZ law landlord-friendly for landlords, and Tolleson inherits those rules. Investors should still review local ordinances for rental licensing.
You know 85353 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85353 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 85353 ranks in Phoenix-Mesa-Chandler, AZ
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