Real Estate Investing in Goodyear, Arizona (85338)
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Should you buy in 85338 (Goodyear, 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 Goodyear, AZ (85338)?
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Market Analysis: 85338 Goodyear
The 85338 ZIP in Goodyear, AZ is a local-operator market. Outside capital chasing a $436K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 85338 reports the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In practical terms, 85338 offers a low basis, the region around Goodyear has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A notable renter share of 24% in 85338 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 85338 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Goodyear:
Property Strategy for 85338
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $365,791 | $2,150 | 4.2% | +6.2% | $182,896 |
| 3BR | $404,874 | $2,870 | 5.1% | +7.1% | $134,958 |
| 4BR | $453,624 | $3,180 | 5.0% | +7.0% | $113,406 |
| 5BR | $551,621 | — | — | +7.8% | $110,324 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85338 Compare?
| Metric | 85338 | Goodyear | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $436,166 | $490,480 | N/A | $419,643 |
| 5-Year CAGR | 2.2% | 2.4% | N/A | 6.5% |
| Avg Rent | $1,689 | $1,696 | N/A | - |
| Cap Rate | 3.0% | 2.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85338 (Goodyear, 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 | $436,166 |
| Monthly Rent | $1,689 |
| Price-to-Rent | 21.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.0% |
| 5-Year IRR | 5.2% |
📈 Home Appreciation
| 1-Year | -0.2% ▼ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | +2.2% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 Rent Trends
| 1-Year | -10.5% ▼ |
| 3-Year CAGR | -3.8% ▼ |
| 5-Year CAGR | -1.0% ▼ |
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 85338
Population: 64,448
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 85338
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
What is the median home value in Goodyear, AZ?
Median home price in Goodyear, AZ is near $436K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
How does Goodyear, AZ rate as a rental market?
Yes - Goodyear, AZ a 3.0/5 investability score. With $436K home prices against $1,689/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is the tenant base reliable in Goodyear, AZ?
Working renters make up the core of the Goodyear, AZ tenant base. The pool is reasonable for investors targeting long-term holds.
Should investors worry about vacancy in Goodyear, AZ?
Rental vacancy in Goodyear, AZ is elevated. Investors should budget normal turnover but not chronic empty units.
How landlord-friendly is Goodyear, AZ?
For rental operators, Goodyear, AZ rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
You know 85338 now. You don’t know where it ranks.
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How 85338 ranks in Phoenix-Mesa-Chandler, AZ
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