Real Estate Investing in Surprise, Arizona (85387)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85387 (Surprise, AZ)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Surprise, AZ (85387)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85387 Surprise
The 85387 ZIP in Surprise, AZ is a local-operator market. Outside capital chasing a $453K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 85387 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 85387 among AZ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
From an investor standpoint, 19,140 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.
The 85387 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Surprise:
Property Strategy for 85387
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $434,941 | $2,460 | 4.1% | +4.8% | $217,470 |
| 3BR | $426,790 | $3,280 | 5.5% | +6.3% | $142,263 |
| 4BR | $468,287 | $3,640 | 5.6% | +7.3% | $117,072 |
| 5BR | $497,475 | — | — | +6.3% | $99,495 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85387 Compare?
| Metric | 85387 | Surprise | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $452,940 | $408,276 | N/A | $419,643 |
| 5-Year CAGR | 2.0% | 1.9% | N/A | 6.5% |
| Avg Rent | $2,153 | $1,963 | N/A | - |
| Cap Rate | 3.7% | 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 85387 (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 | $452,940 |
| Monthly Rent | $2,153 |
| Price-to-Rent | 17.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | -1.2% ▼ |
| 3-Year CAGR | -1.0% ▼ |
| 5-Year CAGR | +2.0% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 Rent Trends
| 1-Year | -1.2% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
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 85387
Population: 19,140
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 85387
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
Frequently Asked Questions
How strong is tenant demand in Surprise, AZ?
Surprise, AZ draws a predictable base of working renters. Demand at the $2,153/mo rent level is reasonable for standard single-family and small multi rentals.
Does a duplex house hack pencil in Surprise, AZ?
The a challenging house-hack environment in Surprise, AZ reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
How expensive is real estate in Surprise, AZ?
Median home price in Surprise, AZ is near $453K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
How much do tenants pay in Surprise, AZ?
Rent in Surprise, AZ is around $2,153/mo. The resulting rent-to-value relationship with $453K pricing is reasonable for most investor models.
Are landlord laws favorable in Surprise, AZ?
Rental owners in Surprise, AZ deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 85387 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85387 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 85387 ranks in Phoenix-Mesa-Chandler, AZ
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