Real Estate Investing in Sun City, Arizona (85373)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85373 (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: 12.2% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.0% CAGR).
What’s happening in Sun City, AZ (85373)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85373 Sun City
Investors eyeing 85373 need to respect the fundamentals at play. Home values of $362K come alongside slower price movement and elevated management overhead.
Meanwhile, the numbers look inviting — $362K purchase price, 0.0% nominal cap — the work to hit that pro forma in 85373 is substantial and deserves full respect.
Put differently, 85373 offers a low basis, the region around Sun City has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A impressive renter share of 14% in 85373 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 85373 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 Sun City:
Property Strategy for 85373
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $322,449 | $1,940 | 4.3% | +5.0% | $161,224 |
| 3BR | $409,589 | $2,590 | 4.6% | +5.7% | $136,530 |
| 4BR | $462,609 | $2,870 | 4.5% | +6.6% | $115,652 |
| 5BR | $537,846 | — | — | +7.5% | $107,569 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85373 Compare?
| Metric | 85373 | Sun City | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $362,398 | $318,205 | N/A | $419,643 |
| 5-Year CAGR | 1.0% | 1.0% | N/A | 6.5% |
| Avg Rent | $1,971 | $1,811 | N/A | - |
| Cap Rate | 4.2% | 4.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85373 (Sun City, AZ). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 85373 (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 | $362,398 |
| Monthly Rent | $1,971 |
| Price-to-Rent | 15.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.5% |
| Cap Rate | 4.2% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | -2.0% ▼ |
| 3-Year CAGR | -2.2% ▼ |
| 5-Year CAGR | +1.0% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (4.2%). 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 85373
Population: 20,885
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 85373
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.
🎓 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 is the typical home price in Sun City, AZ?
In Sun City, AZ the median home value sits at $362K. Against the broader AZ market, that reads as reasonable for most investors.
How landlord-friendly is Sun City, AZ?
Landlord-friendliness in Sun City, AZ is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Can I house hack in Sun City, AZ?
Sun City, AZ is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $362K price point reasonable to enter.
What do rentals go for in Sun City, AZ?
Average rent in Sun City, AZ is approximately $1,971/mo per month. Against $362K home values that yields a reasonable rent-to-price ratio.
Should investors consider Sun City, AZ?
With a 3.0/5 investability score, Sun City, AZ ranks as a solid market for rental property investors. Median prices of $362K and rents of $1,971/mo drive the underlying numbers.
You know 85373 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85373 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 85373 ranks in Phoenix-Mesa-Chandler, AZ
Every ZIP in this metro, ranked. Free.
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