Real Estate Investing in Buckeye, Arizona (85326)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85326 (Buckeye, 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.
- Elevated vacancy: 8.1% vacancy may signal weakening demand.
What’s happening in Buckeye, AZ (85326)?
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Market Analysis: 85326 Buckeye
Not every below-median market is a bargain. Buckeye's 85326 ZIP reflects signals that favor experienced operators who can absorb the risk $371K pricing implies.
For an experienced owner, 85326 can be a a viable market for hunting ground — but the discount at $371K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 85326 among AZ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 85326 includes headwinds that any investor should price in. Income distribution skews lower than Buckeye averages, and tenant stability requires active management.
New investors are better served looking at Buckeye's stable or hybrid ZIPs before stepping into 85326. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Buckeye:
Property Strategy for 85326
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $324,465 | $1,930 | 4.3% | +6.8% | $162,233 |
| 3BR | $350,723 | $2,570 | 5.3% | +7.7% | $116,908 |
| 4BR | $386,314 | $2,850 | 5.3% | +7.7% | $96,578 |
| 5BR | $431,692 | — | — | +7.8% | $86,338 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85326 Compare?
| Metric | 85326 | Buckeye | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $371,393 | $415,860 | N/A | $419,643 |
| 5-Year CAGR | 2.3% | 2.2% | N/A | 6.5% |
| Avg Rent | $1,913 | $2,044 | N/A | - |
| Cap Rate | 4.0% | 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 85326 (Buckeye, 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 | $371,393 |
| Monthly Rent | $1,913 |
| Price-to-Rent | 16.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | -0.5% ▼ |
| 3-Year CAGR | +0.0% ▲ |
| 5-Year CAGR | +2.3% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 Rent Trends
| 1-Year | -3.8% ▼ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | +2.0% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.0%). 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 85326
Population: 73,912
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 85326
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
How does Buckeye, AZ stack up for property investment?
Buckeye, AZ rates 3.0/5 for investability. With median values at $371K and rents near $1,913/mo, the market offers reasonable fundamentals for rental investors.
Is Buckeye, AZ better for rentals, flips, or BRRRR?
A careful cash-flow rentals with hands-on management strategy Buckeye, AZ best. The market produces stable results for that approach at the $371K price point.
What are rental rates like in Buckeye, AZ?
Rent in Buckeye, AZ is around $1,913/mo. The resulting rent-to-value relationship with $371K pricing is reasonable for most investor models.
How quickly do rentals get leased in Buckeye, AZ?
Buckeye, AZ vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How strong is the working-renter base in Buckeye, AZ?
Working renters make up the core of the Buckeye, AZ tenant base. The pool is reasonable for investors targeting long-term holds.
You know 85326 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85326 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 85326 ranks in Phoenix-Mesa-Chandler, AZ
Every ZIP in this metro, ranked. Free.
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