Real Estate Investing in Surprise, Arizona (85379)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85379 (Surprise, AZ)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
No major risk flags on the data we track.
What’s happening in Surprise, AZ (85379)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85379 Surprise
This part of Maricopa County is not an easy win. The 85379 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $2,011/mo on a $423K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 85379 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Surprise have seen price recovery that 85379 has not matched. Maricopa County data supports the view that the spread is structural rather than temporary.
The 85379 ZIP's population of 49,735 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
New investors are better served looking at Surprise's stable or hybrid ZIPs before stepping into 85379. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Surprise:
Property Strategy for 85379
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $311,672 | $2,350 | 5.4% | +7.0% | $155,836 |
| 3BR | $378,889 | $3,130 | 5.9% | +6.5% | $126,296 |
| 4BR | $446,339 | $3,490 | 5.6% | +6.6% | $111,585 |
| 5BR | $536,683 | — | — | +7.2% | $107,337 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85379 Compare?
| Metric | 85379 | Surprise | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $423,283 | $408,276 | N/A | $419,643 |
| 5-Year CAGR | 1.7% | 1.9% | N/A | 6.5% |
| Avg Rent | $2,011 | $1,963 | N/A | - |
| Cap Rate | 3.7% | 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 85379 (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 | $423,283 |
| Monthly Rent | $2,011 |
| Price-to-Rent | 17.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | -0.8% ▼ |
| 3-Year CAGR | -1.1% ▼ |
| 5-Year CAGR | +1.7% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 Rent Trends
| 1-Year | -2.0% ▼ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | +1.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.7%). 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 85379
Population: 49,735
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 85379
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
Is housing expensive in Surprise, AZ?
Surprise, AZ home values average about $423K. That price point suits investors targeting rentals with $2,011/mo in monthly income.
Are rents high in Surprise, AZ?
Surprise, AZ rentals go for roughly $2,011/mo a month. That puts gross yield in solid territory relative to $423K acquisition costs.
What type of investing works in Surprise, AZ?
Investors usually favor careful cash-flow rentals with hands-on management in Surprise, AZ. With home values at $423K and rents near $2,011/mo, other strategies can work but produce measured rather than outsized returns.
What is it like being a landlord in Surprise, AZ?
AZ ranks as a landlord-friendly state for landlord-tenant law. Surprise generally follows the statewide framework, so landlords face reasonable operating rules.
What are vacancy rates like in Surprise, AZ?
Surprise, AZ sees elevated vacancy, which is reasonable relative to the broader AZ rental market.
You know 85379 now. You don’t know where it ranks.
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How 85379 ranks in Phoenix-Mesa-Chandler, AZ
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