Real Estate Investing in Surprise, Arizona (85374)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85374 (Surprise, AZ)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 15.3% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.4% CAGR).
What’s happening in Surprise, AZ (85374)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85374 Surprise
ZIP 85374 in Surprise, AZ carries a substantial set of headwinds. Home values near $385K and rents of $1,663/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 85374 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader AZ picture, 85374 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
On balance, 40,955 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 85374 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Surprise:
Property Strategy for 85374
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $207,470 | $1,890 | 6.6% | +5.9% | $207,470 |
| 2BR | $378,728 | $2,190 | 4.2% | +4.7% | $189,364 |
| 3BR | $382,974 | $2,920 | 5.5% | +6.4% | $127,658 |
| 4BR | $413,231 | $3,240 | 5.6% | +6.6% | $103,308 |
| 5BR | $480,512 | — | — | +6.8% | $96,102 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85374 Compare?
| Metric | 85374 | Surprise | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $385,362 | $408,276 | N/A | $419,643 |
| 5-Year CAGR | 1.4% | 1.9% | N/A | 6.5% |
| Avg Rent | $1,663 | $1,963 | N/A | - |
| Cap Rate | 3.4% | 3.8% | - | - |
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 85374 (Surprise, 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 | $385,362 |
| Monthly Rent | $1,663 |
| Price-to-Rent | 19.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | -1.8% ▼ |
| 3-Year CAGR | -2.0% ▼ |
| 5-Year CAGR | +1.4% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | -2.2% ▼ |
| 3-Year CAGR | -1.2% ▼ |
| 5-Year CAGR | +0.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.4%). 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 85374
Population: 40,955
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 85374
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 6,553 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Do landlords face vacancy issues in Surprise, AZ?
Expect elevated vacancy in Surprise, AZ. Rents at $1,663/mo are absorbed by the tenant base without meaningful lag.
How viable is house hacking in Surprise, AZ?
The house hack math a challenging in Surprise, AZ. Owner-occupant buyers benefit from the $1,663/mo rents and $385K home values.
Are rents high in Surprise, AZ?
Rents in Surprise, AZ run near $1,663/mo. Compared with median home prices of $385K that produces solid gross yields for typical rentals.
How expensive is real estate in Surprise, AZ?
The median home value in Surprise, AZ is roughly $385K. That puts it reasonable relative to the AZ statewide average.
Is real estate in Surprise, AZ a good investment right now?
Surprise, AZ scores 2.0/5 for investability. Home values sit at $385K and rents near $1,663/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 85374 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85374 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 85374 ranks in Phoenix-Mesa-Chandler, AZ
Every ZIP in this metro, ranked. Free.
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