Real Estate Investing in Tonopah, Arizona (85354)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85354 (Tonopah, AZ)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 8.5% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Tonopah, AZ (85354)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85354 Tonopah
This part of Maricopa County is not an easy win. The 85354 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 85354 can be a an appealing option for hunting ground — but the discount at $418K reflects genuine risk that outside investors often underestimate.
The gap between 85354 and stronger Tonopah ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 85354 ZIP's population of 7,731 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
Distressed ZIPs reward experience. healthy returns are possible in 85354, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Tonopah:
Property Strategy for 85354
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $371,385 | $2,170 | 4.2% | +9.5% | $123,795 |
| 4BR | $421,911 | $2,420 | 4.1% | +9.3% | $105,478 |
Market Trends
Home Value History (with trend line)
📊 How Does 85354 Compare?
| Metric | 85354 | Tonopah | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $418,427 | $418,427 | N/A | $419,643 |
| 5-Year CAGR | 5.3% | 5.3% | N/A | 6.5% |
| Avg Rent | $1,467 | $1,467 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
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 85354 (Tonopah, 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 | $418,427 |
| Monthly Rent | $1,467 |
| Price-to-Rent | 23.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +10.1% ▲ |
🏠 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 (2.7%). 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 85354
Population: 7,731
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 85354
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
What investment strategy works best in Tonopah, AZ?
A careful cash-flow rentals with hands-on management strategy Tonopah, AZ best. The market produces stable results for that approach at the $418K price point.
How much do tenants pay in Tonopah, AZ?
Investors in Tonopah, AZ typically see rents near $1,467/mo per month against $418K home values - a solid setup for rental cash flow.
Is the tenant base reliable in Tonopah, AZ?
Tonopah, AZ offers a reliable renter base at the $1,467/mo rent level. Tenant turnover is reasonable for well-managed properties.
How strict are landlord regulations in Tonopah, AZ?
Tonopah, AZ falls under AZ landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Does Tonopah, AZ make sense for an investment property?
Tonopah, AZ registers an investability rating of 3.0/5, with median home values near $418K and average rents around $1,467/mo. That combination puts it in the solid tier for investor interest.
You know 85354 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85354 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 85354 ranks in Phoenix-Mesa-Chandler, AZ
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