Real Estate Investing in Wellton, Arizona (85356)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85356 (Wellton, 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.
- High vacancy: 32.5% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Wellton, AZ (85356)?
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Market Analysis: 85356 Wellton
ZIP 85356 inside Yuma County looks affordable on the surface — median value of $253K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $253K asset, 85356 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within AZ, ZIP 85356 trails on several market indicators that neighboring Yuma County submarkets outperform. The gap is real and significant enough to shape underwriting.
The 85356 ZIP's population of 3,789 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
Experienced landlords with local relationships tend to find 85356 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Wellton:
Property Strategy for 85356
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $225,727 | $1,650 | 5.3% | +9.6% | $112,864 |
| 3BR | $288,913 | $2,270 | 5.7% | +10.1% | $96,304 |
Market Trends
Home Value History (with trend line)
📊 How Does 85356 Compare?
| Metric | 85356 | Wellton | Yuma, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $253,390 | $253,390 | N/A | $419,643 |
| 5-Year CAGR | 5.2% | 5.2% | N/A | 6.5% |
| Avg Rent | $1,485 | $1,485 | N/A | - |
| Cap Rate | 4.6% | 4.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85356 (Wellton, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $253,390 |
| Monthly Rent | $1,485 |
| Price-to-Rent | 14.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.0% |
| Cap Rate | 4.6% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | -0.3% ▼ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.6%). 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 85356
Population: 3,789
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 85356
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
Is real estate in Wellton, AZ a good investment right now?
Wellton, AZ rates 3.0/5 for investability. With median values at $253K and rents near $1,485/mo, the market offers reasonable fundamentals for rental investors.
What do landlords charge for rent in Wellton, AZ?
Expect rents around $1,485/mo per month in Wellton, AZ. With home values at $253K, the yield math works out to reasonable levels for rental investors.
Does a duplex house hack pencil in Wellton, AZ?
The a challenging house-hack environment in Wellton, AZ reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Are homes affordable in Wellton, AZ?
Wellton, AZ home values average about $253K. That price point suits investors targeting rentals with $1,485/mo in monthly income.
How quickly do rentals get leased in Wellton, AZ?
Vacancy risk in Wellton, AZ is elevated. That supports predictable cash flow for typical rental holds.
You know 85356 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85356 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 85356 ranks in Yuma, AZ
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