Real Estate Investing in El Mirage, Arizona (85335)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85335 (El Mirage, AZ)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
No major risk flags on the data we track.
What’s happening in El Mirage, AZ (85335)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85335 El Mirage
This part of Maricopa County is not an easy win. The 85335 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
On the rental side, the numbers look inviting — $342K purchase price, 0.0% nominal cap — the work to hit that pro forma in 85335 is substantial and deserves full respect.
Within AZ, ZIP 85335 trails on several market indicators that neighboring Maricopa County submarkets outperform. The gap is real and notable enough to shape underwriting.
Demographically, 85335 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
New investors are better served looking at El Mirage's stable or hybrid ZIPs before stepping into 85335. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in El Mirage:
Property Strategy for 85335
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $278,956 | $2,030 | 5.2% | +7.5% | $139,478 |
| 3BR | $332,373 | $2,710 | 5.9% | +7.4% | $110,791 |
| 4BR | $362,716 | $3,000 | 6.0% | +7.5% | $90,679 |
| 5BR | $416,718 | — | — | +7.8% | $83,344 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85335 Compare?
| Metric | 85335 | El Mirage | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $341,500 | $341,500 | N/A | $419,643 |
| 5-Year CAGR | 2.7% | 2.7% | N/A | 6.5% |
| Avg Rent | $1,918 | $1,918 | N/A | - |
| Cap Rate | 4.4% | 4.4% | - | - |
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 85335 (El Mirage, 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 | $341,500 |
| Monthly Rent | $1,918 |
| Price-to-Rent | 14.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | -0.8% ▼ |
| 3-Year CAGR | -0.4% ▼ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +8.5% ▲ |
🏠 Rent Trends
| 1-Year | +3.9% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +4.0% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.4%). 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 85335
Population: 35,823
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 85335
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Ashton Ranch Middle School
Highland Prep
Countryside Elementary School
Rancho Gabriela
Sonoran Heights Middle 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 6,553 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What does house hacking look like in El Mirage, AZ?
The a challenging house-hack environment in El Mirage, AZ reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Is El Mirage, AZ a friendly market for rental owners?
For rental operators, El Mirage, AZ rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Is housing expensive in El Mirage, AZ?
El Mirage, AZ home values average about $342K. That price point suits investors targeting rentals with $1,918/mo in monthly income.
What do rentals go for in El Mirage, AZ?
Rental rates in El Mirage, AZ average $1,918/mo. Tenant demand and $342K home values make the yield look reasonable by investor standards.
How does El Mirage, AZ stack up for property investment?
Yes - El Mirage, AZ a 3.0/5 investability score. With $342K home prices against $1,918/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 85335 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85335 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 85335 ranks in Phoenix-Mesa-Chandler, AZ
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