Real Estate Investing in Peoria, Arizona (85381)
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Should you buy in 85381 (Peoria, AZ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High price-to-rent: Price-to-rent ratio 25.4 — hard to cash-flow at these prices.
What’s happening in Peoria, AZ (85381)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85381 Peoria
ZIP 85381 inside Maricopa County looks affordable on the surface — median value of $454K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $454K asset, 85381 is the wrong submarket. If the plan prices in friction, the yield can still work.
Regionally, 85381 sits on the difficult end of the AZ spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
The 85381 ZIP's population of 26,895 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
Strategically, 85381 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 Peoria:
Property Strategy for 85381
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $272,075 | $1,900 | 5.0% | +6.3% | $136,038 |
| 3BR | $414,728 | $2,530 | 4.4% | +6.9% | $138,243 |
| 4BR | $493,716 | $2,810 | 4.1% | +6.8% | $123,429 |
| 5BR | $626,199 | — | — | +7.8% | $125,240 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85381 Compare?
| Metric | 85381 | Peoria | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $454,075 | $477,050 | N/A | $419,643 |
| 5-Year CAGR | 2.5% | 2.7% | N/A | 6.5% |
| Avg Rent | $1,488 | $1,847 | N/A | - |
| Cap Rate | 2.6% | 3.1% | - | - |
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 85381 (Peoria, 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 | $454,075 |
| Monthly Rent | $1,488 |
| Price-to-Rent | 25.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.6% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | +0.2% ▲ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 Rent Trends
| 1-Year | -9.4% ▼ |
| 3-Year CAGR | -4.0% ▼ |
| 5-Year CAGR | -1.3% ▼ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 85381
Population: 26,895
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 85381
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Ira A Murphy
Peoria Elementary School
West-MEC - Peoria High School
Arizona Autism Charter School West Valley Campus
Cheyenne 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 3,936 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is real estate in Peoria, AZ a good investment right now?
Peoria, AZ rates 3.0/5 for investability. With median values at $454K and rents near $1,488/mo, the market offers reasonable fundamentals for rental investors.
How should investors approach Peoria, AZ?
Most investors in Peoria, AZ run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What monthly rent should investors expect in Peoria, AZ?
Average rent in Peoria, AZ is approximately $1,488/mo per month. Against $454K home values that yields a reasonable rent-to-price ratio.
Does a duplex house hack pencil in Peoria, AZ?
The a challenging house-hack environment in Peoria, AZ reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
How expensive is real estate in Peoria, AZ?
Median home price in Peoria, AZ is near $454K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
You know 85381 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85381 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 85381 ranks in Phoenix-Mesa-Chandler, AZ
Every ZIP in this metro, ranked. Free.
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