Real Estate Investing in Wickenburg, Arizona (85390)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85390 (Wickenburg, AZ)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 16.7% of homes vacant — above national norms.
What’s happening in Wickenburg, AZ (85390)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85390 Wickenburg
Not every below-median market is a bargain. Wickenburg's 85390 ZIP stands at signals that favor experienced operators who can absorb the risk $509K pricing implies.
For an experienced owner, 85390 can be a worth a close look for hunting ground — but the discount at $509K reflects genuine risk that outside investors often underestimate.
The gap between 85390 and stronger Wickenburg ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A notable renter share of 20% in 85390 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
trends toward 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 Wickenburg:
Property Strategy for 85390
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $457,592 | $1,680 | 2.6% | +6.0% | $228,796 |
| 3BR | $534,919 | $2,260 | 3.0% | +7.5% | $178,306 |
| 4BR | $687,919 | $2,500 | 2.6% | +8.2% | $171,980 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85390 Compare?
| Metric | 85390 | Wickenburg | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $509,230 | $509,230 | N/A | $419,643 |
| 5-Year CAGR | 3.0% | 3.0% | N/A | 6.5% |
| Avg Rent | $1,698 | $1,698 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
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 85390 (Wickenburg, AZ). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 85390 (Wickenburg, AZ)?
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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 | $509,230 |
| Monthly Rent | $1,698 |
| Price-to-Rent | 25.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | -2.7% ▼ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | +3.0% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
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 85390
Population: 9,881
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 85390
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.
Frequently Asked Questions
What is the average monthly rent in Wickenburg, AZ?
The typical rental in Wickenburg, AZ commands about $1,698/mo monthly. That rent profile measured cash flow against the $509K purchase basis.
What is the tenant pool like in Wickenburg, AZ?
Working renters make up the core of the Wickenburg, AZ tenant base. The pool is reasonable for investors targeting long-term holds.
What price range are homes in Wickenburg, AZ?
Homes in Wickenburg, AZ typically sell near $509K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
What investment strategy works best in Wickenburg, AZ?
Investors usually favor careful cash-flow rentals with hands-on management in Wickenburg, AZ. With home values at $509K and rents near $1,698/mo, other strategies can work but produce measured rather than outsized returns.
How strong is Wickenburg, AZ for real estate investors?
Our data puts Wickenburg, AZ at 3.0/5 for investability. Home prices of $509K and rents around $1,698/mo create a solid backdrop for investor activity.
You know 85390 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85390 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 85390 ranks in Phoenix-Mesa-Chandler, AZ
Every ZIP in this metro, ranked. Free.
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