Real Estate Investing in Winkelman, Arizona (85192)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85192 (Winkelman, AZ)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Declining values: -10.7% 5-year CAGR — values have moved lower.
- Elevated vacancy: 11.7% vacancy may signal weakening demand.
- Elevated poverty: 21.8% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Winkelman, AZ (85192)?
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Market Analysis: 85192 Winkelman
ZIP 85192 in Winkelman, AZ carries a significant set of headwinds. Home values near $148K and rents of $1,377/mo sit inside a market where underwriting has to be tight.
Rent of $1,377/mo on a $148K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 85192 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Winkelman have seen price recovery that 85192 has not matched. Pinal data supports the view that the spread is structural rather than temporary.
Who lives in 85192 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Distressed ZIPs reward experience. notable returns are possible in 85192, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Winkelman:
Market Trends
Home Value History (with trend line)
📊 How Does 85192 Compare?
| Metric | 85192 | Winkelman | Arizona |
|---|---|---|---|
| Home Value | $147,547 | $147,547 | $419,643 |
| 5-Year CAGR | N/A | N/A | 6.5% |
| Avg Rent | $1,377 | $1,377 | - |
| Cap Rate | 7.3% | 7.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85192 (Winkelman, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $147,547 |
| Monthly Rent | $1,377 |
| Price-to-Rent | 8.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.2% |
| Cap Rate | 7.3% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | +4.0% ▲ |
| 3-Year CAGR | -10.3% ▼ |
| 5-Year CAGR | -10.7% ▼ |
| 10-Year CAGR | -0.3% ▼ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (7.3%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 85192
Population: 1,831
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 85192
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
How much rent can I charge in Winkelman, AZ?
Rents in Winkelman, AZ run near $1,377/mo. Compared with median home prices of $148K that produces solid gross yields for typical rentals.
Should investors worry about vacancy in Winkelman, AZ?
Vacancy in Winkelman, AZ is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,377/mo.
Is Winkelman, AZ a good place for real estate investing?
Winkelman, AZ reports an investability rating of 3.0/5, with median home values near $148K and average rents around $1,377/mo. That combination puts it in the durable tier for investor interest.
Can owner-occupants cash flow in Winkelman, AZ?
Winkelman, AZ offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,377/mo rent level.
What are home prices like in Winkelman, AZ?
The median home value in Winkelman, AZ is roughly $148K. That puts it reasonable relative to the AZ statewide average.
You know 85192 now. You don’t know where it ranks.
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