Real Estate Investing in Surprise, Arizona (85378)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85378 (Surprise, 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: 17.7% of homes vacant — above national norms.
What’s happening in Surprise, AZ (85378)?
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Market Analysis: 85378 Surprise
ZIP 85378 in Surprise, AZ carries a healthy set of headwinds. Home values near $333K and rents of $1,764/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $333K asset, 85378 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 85378 among AZ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 85378 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Surprise:
Property Strategy for 85378
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $336,615 | $1,630 | 3.5% | +5.8% | $168,308 |
| 3BR | $341,819 | $2,170 | 4.6% | +6.8% | $113,940 |
| 4BR | $373,923 | $2,410 | 4.6% | +6.9% | $93,481 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85378 Compare?
| Metric | 85378 | Surprise | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $333,079 | $408,276 | N/A | $419,643 |
| 5-Year CAGR | 2.5% | 1.9% | N/A | 6.5% |
| Avg Rent | $1,764 | $1,963 | N/A | - |
| Cap Rate | 4.1% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85378 (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 | $333,079 |
| Monthly Rent | $1,764 |
| Price-to-Rent | 15.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.1% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | -0.1% ▼ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 Rent Trends
| 1-Year | -5.4% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.1%). 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 85378
Population: 9,401
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 85378
Nearby Schools (2 more)
Schools in adjacent ZIP codes that may serve this area
Peoria Traditional School
Zuni Hills 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 6,553 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Surprise, AZ rate as a rental market?
Our data puts Surprise, AZ at 3.0/5 for investability. Home prices of $333K and rents around $1,764/mo create a solid backdrop for investor activity.
How deep is the rental pool in Surprise, AZ?
Working renters make up the core of the Surprise, AZ tenant base. The pool is reasonable for investors targeting long-term holds.
What strategy should investors use in Surprise, AZ?
In Surprise, AZ the notable play is typically careful cash-flow rentals with hands-on management. The combination of $333K prices and $1,764/mo rents suits that approach.
Are there empty rentals in Surprise, AZ?
Vacancy risk in Surprise, AZ is elevated. That supports even-keeled cash flow for typical rental holds.
Is Surprise, AZ suited for a house hack?
House hacking works a challenging in Surprise, AZ. Rents of $1,764/mo against $333K acquisition make the strategy solid for owner-occupants.
You know 85378 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85378 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 85378 ranks in Phoenix-Mesa-Chandler, AZ
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