Real Estate Investing in Goodyear, Arizona (85395)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85395 (Goodyear, 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 vacancy: 12.3% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 26.7 — hard to cash-flow at these prices.
What’s happening in Goodyear, AZ (85395)?
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Market Analysis: 85395 Goodyear
Investors eyeing 85395 need to respect the fundamentals at play. Home values of $545K come alongside slower price movement and elevated management overhead.
Put differently, the numbers look inviting — $545K purchase price, 0.0% nominal cap — the work to hit that pro forma in 85395 is substantial and deserves full respect.
The gap between 85395 and stronger Goodyear ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A healthy renter share of 20% in 85395 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 85395 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Goodyear:
Property Strategy for 85395
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $487,573 | $2,250 | 3.3% | +5.7% | $243,786 |
| 3BR | $487,694 | $3,020 | 4.5% | +6.8% | $162,565 |
| 4BR | $571,723 | $3,380 | 4.3% | +7.5% | $142,931 |
| 5BR | $667,601 | — | — | +7.9% | $133,520 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85395 Compare?
| Metric | 85395 | Goodyear | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $544,794 | $490,480 | N/A | $419,643 |
| 5-Year CAGR | 2.6% | 2.4% | N/A | 6.5% |
| Avg Rent | $1,703 | $1,696 | N/A | - |
| Cap Rate | 2.4% | 2.7% | - | - |
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 85395 (Goodyear, 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 | $544,794 |
| Monthly Rent | $1,703 |
| Price-to-Rent | 26.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.4% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | +0.1% ▲ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 Rent Trends
| 1-Year | -7.3% ▼ |
| 3-Year CAGR | -2.8% ▼ |
| 5-Year CAGR | -1.0% ▼ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.4%). 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 85395
Population: 38,701
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 85395
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Barbara B. Robey Elementary School
L. Thomas Heck Middle School
Scott L Libby Elementary School
Dreaming Summit Elementary
Litchfield 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 2,617 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Should investors consider Goodyear, AZ?
The 3.0/5 investability rating in Goodyear, AZ reflects its $545K prices and $1,703/mo rents. Investors generally consider it a solid option within AZ.
Can I house hack in Goodyear, AZ?
Goodyear, AZ offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,703/mo rent level.
What is the average monthly rent in Goodyear, AZ?
Rent in Goodyear, AZ is around $1,703/mo. The resulting rent-to-value relationship with $545K pricing is reasonable for most investor models.
How quickly do rentals get leased in Goodyear, AZ?
Vacancy risk in Goodyear, AZ is elevated. That supports measured cash flow for typical rental holds.
How much should I expect to pay for a home in Goodyear, AZ?
Typical homes in Goodyear, AZ go for around $545K. The 5-year CAGR of 0.0% consistent price movement.
You know 85395 now. You don’t know where it ranks.
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How 85395 ranks in Phoenix-Mesa-Chandler, AZ
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