Real Estate Investing in Avondale, Arizona (85392)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85392 (Avondale, AZ)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
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 Avondale, AZ (85392)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85392 Avondale
The 85392 ZIP covers a section of Avondale that demands careful diligence. Prices near $410K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 85392 records the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 85392 sits on the difficult end of the AZ spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 85392 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
seems 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 Avondale:
Property Strategy for 85392
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $336,559 | $2,090 | 4.5% | +7.4% | $168,279 |
| 3BR | $381,154 | $2,790 | 5.3% | +6.9% | $127,051 |
| 4BR | $431,294 | $3,090 | 5.2% | +6.8% | $107,823 |
| 5BR | $511,631 | — | — | +7.5% | $102,326 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85392 Compare?
| Metric | 85392 | Avondale | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $409,892 | $398,585 | N/A | $419,643 |
| 5-Year CAGR | 2.1% | 2.3% | N/A | 6.5% |
| Avg Rent | $1,740 | $1,747 | N/A | - |
| Cap Rate | 3.3% | 3.4% | - | - |
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 85392 (Avondale, 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 | $409,892 |
| Monthly Rent | $1,740 |
| Price-to-Rent | 19.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | -0.1% ▼ |
| 3-Year CAGR | -0.8% ▼ |
| 5-Year CAGR | +2.1% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 Rent Trends
| 1-Year | +1.0% ▲ |
| 3-Year CAGR | -0.1% ▼ |
| 5-Year CAGR | +0.5% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). 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 85392
Population: 39,203
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 85392
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 2,617 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are there empty rentals in Avondale, AZ?
Avondale, AZ sees elevated vacancy, which is reasonable relative to the broader AZ rental market.
Is Avondale, AZ suited for a house hack?
For house hackers, Avondale, AZ is a challenging. The $1,740/mo rent on a unit helps defray the mortgage on a $410K property.
What is the investability score for Avondale, AZ?
Yes - Avondale, AZ a 3.0/5 investability score. With $410K home prices against $1,740/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is Avondale, AZ a friendly market for rental owners?
Avondale, AZ falls under AZ landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What are home prices like in Avondale, AZ?
The median home value in Avondale, AZ is roughly $410K. That puts it reasonable relative to the AZ statewide average.
You know 85392 now. You don’t know where it ranks.
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How 85392 ranks in Phoenix-Mesa-Chandler, AZ
Every ZIP in this metro, ranked. Free.
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