Real Estate Investing in Sun City, Arizona (85351)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85351 (Sun City, AZ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 15.5% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.9% CAGR).
What’s happening in Sun City, AZ (85351)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85351 Sun City
ZIP 85351 inside Maricopa County looks affordable on the surface — median value of $274K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 85351 can be a a viable market for hunting ground — but the discount at $274K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Sun City have seen price recovery that 85351 has not matched. Maricopa County data supports the view that the spread is structural rather than temporary.
Resident income in 85351 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 85351 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 Sun City:
Property Strategy for 85351
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $158,463 | $1,440 | 6.5% | +5.8% | $158,463 |
| 2BR | $264,257 | $1,670 | 4.6% | +4.8% | $132,128 |
| 3BR | $338,532 | $2,230 | 4.7% | +5.3% | $112,844 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85351 Compare?
| Metric | 85351 | Sun City | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $274,012 | $318,205 | N/A | $419,643 |
| 5-Year CAGR | 0.9% | 1.0% | N/A | 6.5% |
| Avg Rent | $1,652 | $1,811 | N/A | - |
| Cap Rate | 4.7% | 4.5% | - | - |
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 85351 (Sun City, AZ). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 85351 (Sun City, AZ)?
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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 | $274,012 |
| Monthly Rent | $1,652 |
| Price-to-Rent | 13.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.2% |
| Cap Rate | 4.7% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | -2.5% ▼ |
| 3-Year CAGR | -2.4% ▼ |
| 5-Year CAGR | +0.9% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 Rent Trends
| 1-Year | -4.2% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.7%). 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 85351
Population: 27,562
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 85351
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Dysart Middle School
El Mirage Elementary School
Thompson Ranch Elementary
West-MEC - Centennial High School
Surprise Elementary 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 3,936 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What approach is best for Sun City, AZ real estate?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Sun City, AZ. The numbers - $274K homes against $1,652/mo rents - support that play.
Is Sun City, AZ a friendly market for rental owners?
Sun City, AZ falls under AZ landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Is Sun City, AZ a good place for real estate investing?
Yes - Sun City, AZ a 3.0/5 investability score. With $274K home prices against $1,652/mo monthly rent, the market delivers a reasonable entry point for new investors.
Do rentals sit vacant long in Sun City, AZ?
Rental vacancy in Sun City, AZ is elevated. Investors should budget normal turnover but not chronic empty units.
Is Sun City, AZ suited for a house hack?
For house hackers, Sun City, AZ is a challenging. The $1,652/mo rent on a unit helps defray the mortgage on a $274K property.
You know 85351 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85351 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 85351 ranks in Phoenix-Mesa-Chandler, AZ
Every ZIP in this metro, ranked. Free.
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