Real Estate Investing in San Manuel, Arizona (85631)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85631 (San Manuel, AZ)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- 1-year downturn: Values declined 3.8% in the last year.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in San Manuel, AZ (85631)?
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Market Analysis: 85631 San Manuel
This part of Pinal County is not an easy win. The 85631 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 85631 can be a a solid fit for hunting ground — but the discount at $154K reflects genuine risk that outside investors often underestimate.
Within AZ, ZIP 85631 trails on several market indicators that neighboring Pinal County submarkets outperform. The gap is real and resilient enough to shape underwriting.
The demographic picture in 85631 includes headwinds that any investor should price in. Income distribution skews lower than San Manuel averages, and tenant stability requires active management.
The right play in 85631 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 San Manuel:
Property Strategy for 85631
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $136,291 | $1,530 | 8.1% | +8.4% | $68,146 |
| 3BR | $171,378 | $2,070 | 8.7% | +6.8% | $57,126 |
Market Trends
Home Value History (with trend line)
📊 How Does 85631 Compare?
| Metric | 85631 | San Manuel | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $154,069 | $154,069 | N/A | $419,643 |
| 5-Year CAGR | 2.0% | 2.0% | N/A | 6.5% |
| Avg Rent | $1,377 | $1,377 | N/A | - |
| Cap Rate | 7.0% | 7.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85631 (San Manuel, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $154,069 |
| Monthly Rent | $1,377 |
| Price-to-Rent | 9.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.7% |
| Cap Rate | 7.0% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | -3.8% ▼ |
| 3-Year CAGR | -1.9% ▼ |
| 5-Year CAGR | +2.0% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 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 (7.0%). 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 85631
Population: 3,283
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 85631
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 investability score for San Manuel, AZ?
Yes - San Manuel, AZ a 3.0/5 investability score. With $154K home prices against $1,377/mo monthly rent, the market delivers a reasonable entry point for new investors.
How strong is tenant demand in San Manuel, AZ?
San Manuel, AZ draws a predictable base of working renters. Demand at the $1,377/mo rent level is reasonable for standard single-family and small multi rentals.
How much do tenants pay in San Manuel, AZ?
Expect rents around $1,377/mo per month in San Manuel, AZ. With home values at $154K, the yield math works out to reasonable levels for rental investors.
What kind of vacancy should I budget for in San Manuel, AZ?
San Manuel, AZ vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Where do home prices stand in San Manuel, AZ?
San Manuel, AZ median home values land near $154K. That is reasonable territory for investors looking at $1,377/mo-per-month rentals.
You know 85631 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85631 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 85631 ranks in Phoenix-Mesa-Chandler, AZ
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