Real Estate Investing in Eagar, Arizona (85925)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85925 (Eagar, 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.
- High vacancy: 27.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 25.3 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Eagar, AZ (85925)?
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Market Analysis: 85925 Eagar
This part of Apache County is not an easy win. The 85925 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 85925 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
From a cash-flow lens, 85925 offers a low basis, the region around Eagar has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 85925 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 85925 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 Eagar:
Property Strategy for 85925
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $309,375 | $1,590 | 3.7% | +10.1% | $103,125 |
| 4BR | $386,695 | $1,820 | 3.4% | +8.8% | $96,674 |
Market Trends
Home Value History (with trend line)
📊 How Does 85925 Compare?
| Metric | 85925 | Eagar | Arizona |
|---|---|---|---|
| Home Value | $319,887 | $319,887 | $419,643 |
| 5-Year CAGR | 4.9% | 4.9% | 6.5% |
| Avg Rent | $1,053 | $1,053 | - |
| 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 85925 (Eagar, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $319,887 |
| Monthly Rent | $1,053 |
| Price-to-Rent | 25.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +1.5% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 85925
Population: 4,366
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 85925
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 median home value in Eagar, AZ?
Typical homes in Eagar, AZ go for around $320K. The 5-year CAGR of 0.0% steady price movement.
How deep is the rental pool in Eagar, AZ?
The tenant pool in Eagar, AZ is solid, supported by local employment and population fundamentals. Rents of $1,053/mo are well-absorbed by the market.
How strong are rents in Eagar, AZ?
Investors in Eagar, AZ typically see rents near $1,053/mo per month against $320K home values - a solid setup for rental cash flow.
Does a duplex house hack pencil in Eagar, AZ?
For house hackers, Eagar, AZ is a challenging. The $1,053/mo rent on a unit helps defray the mortgage on a $320K property.
Is AZ a landlord-friendly state?
The landlord environment in Eagar, AZ is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
You know 85925 now. You don’t know where it ranks.
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