Real Estate Investing in Waddell, Arizona (85355)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85355 (Waddell, 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 Waddell, AZ (85355)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85355 Waddell
Investors eyeing 85355 need to respect the fundamentals at play. Home values of $496K come alongside slower price movement and elevated management overhead.
The investment case in 85355 is solid only for operators who understand what they are buying. A $496K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 85355 and stronger Waddell ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 85355 includes headwinds that any investor should price in. Income distribution skews lower than Waddell averages, and tenant stability requires active management.
The right play in 85355 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 Waddell:
Property Strategy for 85355
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $438,436 | $3,680 | 6.0% | +8.6% | $146,145 |
| 4BR | $481,987 | $4,080 | 6.1% | — | $120,497 |
| 5BR | $561,648 | — | — | +8.4% | $112,330 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85355 Compare?
| Metric | 85355 | Waddell | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $495,970 | $495,970 | N/A | $419,643 |
| 5-Year CAGR | 3.1% | 3.1% | N/A | 6.5% |
| Avg Rent | $2,235 | $2,235 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
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 85355 (Waddell, AZ). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 85355 (Waddell, AZ)?
~25 seconds · no account needed · your report is anonymous
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 | $495,970 |
| Monthly Rent | $2,235 |
| Price-to-Rent | 18.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +0.5% ▲ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 Rent Trends
| 1-Year | -5.0% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.5%). 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 85355
Population: 13,341
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 85355
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Cimarron Springs Middle School
West-MEC - Shadow Ridge High School
West-MEC - Willow Canyon High School
West-MEC Paradise Honors
Western Peaks Elementary
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
How do home values compare in Waddell, AZ?
Homes in Waddell, AZ typically sell near $496K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
Does house hacking work in Waddell, AZ?
House hacking works a challenging in Waddell, AZ. Rents of $2,235/mo against $496K acquisition make the strategy solid for owner-occupants.
How do experienced investors play Waddell, AZ?
The best-fit strategy in Waddell, AZ is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is Waddell in AZ worth investing in?
Our data puts Waddell, AZ at 3.0/5 for investability. Home prices of $496K and rents around $2,235/mo create a solid backdrop for investor activity.
How deep is the rental pool in Waddell, AZ?
Expect a solid tenant pool in Waddell, AZ. The rental market absorbs $2,235/mo rents without meaningful friction.
You know 85355 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85355 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 85355 ranks in Phoenix-Mesa-Chandler, AZ
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 85355 (Waddell)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 85355 (Waddell, AZ).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.