Real Estate Investing in Cave Creek, Arizona (85331)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85331 (Cave Creek, 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.
- Elevated vacancy: 8.3% vacancy may signal weakening demand.
What’s happening in Cave Creek, AZ (85331)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85331 Cave Creek
On the rental side, ZIP 85331 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $831K median. It rewards specialists, not generalists.
For an experienced owner, 85331 can be a worth a close look for hunting ground — but the discount at $831K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 85331 among AZ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 85331 ZIP's population of 31,866 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
Strategy in 85331 is an operator game, not a passive one. On balance, entry prices of $831K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Cave Creek:
Property Strategy for 85331
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $525,310 | $2,760 | 3.8% | +7.5% | $262,655 |
| 3BR | $719,331 | $3,680 | 3.7% | +8.9% | $239,777 |
| 4BR | $935,630 | $4,080 | 3.1% | +9.5% | $233,908 |
| 5BR | $1,176,601 | — | — | +10.2% | $235,320 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85331 Compare?
| Metric | 85331 | Cave Creek | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $831,487 | $831,487 | N/A | $419,643 |
| 5-Year CAGR | 4.7% | 4.7% | N/A | 6.5% |
| Avg Rent | $3,243 | $3,243 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85331 (Cave Creek, 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 | $831,487 |
| Monthly Rent | $3,243 |
| Price-to-Rent | 21.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.0% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 Rent Trends
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | N/A |
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 85331
Population: 31,866
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 85331
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.
Frequently Asked Questions
What is the typical home price in Cave Creek, AZ?
Expect median prices around $831K in Cave Creek, AZ. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
Does a duplex house hack pencil in Cave Creek, AZ?
House hacking in Cave Creek, AZ is a challenging. With home values around $831K and rents at $3,243/mo, owner-occupants can offset a meaningful share of PITI.
Are tenants stable in Cave Creek, AZ?
Tenant quality in Cave Creek, AZ ranks as solid. Landlords generally report even-keeled occupancy at market rents of $3,243/mo.
How landlord-friendly is Cave Creek, AZ?
Cave Creek, AZ operates under AZ law, which is landlord-friendly overall for landlords. Expect consistent treatment in typical lease and eviction cases.
What monthly rent should investors expect in Cave Creek, AZ?
The typical rental in Cave Creek, AZ commands about $3,243/mo monthly. That rent profile consistent cash flow against the $831K purchase basis.
You know 85331 now. You don’t know where it ranks.
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How 85331 ranks in Phoenix-Mesa-Chandler, AZ
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