Real Estate Investing in Heber, Arizona (85928)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85928 (Heber, AZ)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 59.9% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Heber, AZ (85928)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85928 Heber
This part of Navajo County is not an easy win. The 85928 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
From a cash-flow lens, the numbers look inviting — $448K purchase price, 0.0% nominal cap — the work to hit that pro forma in 85928 is substantial and deserves full respect.
Regionally, 85928 sits on the difficult end of the AZ spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
Who lives in 85928 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Experienced landlords with local relationships tend to find 85928 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Heber:
Market Trends
Home Value History (with trend line)
📊 How Does 85928 Compare?
| Metric | 85928 | Heber | Show Low, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $447,688 | $447,688 | N/A | $419,643 |
| 5-Year CAGR | 3.6% | 3.6% | N/A | 6.5% |
| Avg Rent | $1,575 | $1,575 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85928 (Heber, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $447,688 |
| Monthly Rent | $1,575 |
| Price-to-Rent | 23.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +2.5% ▲ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | +3.6% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 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 (2.7%). 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 85928
Population: 376
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 85928
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 Heber, AZ?
Rent in Heber, AZ is around $1,575/mo. The resulting rent-to-value relationship with $448K pricing is reasonable for most investor models.
Where do home prices stand in Heber, AZ?
Median home price in Heber, AZ is near $448K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
What is the typical vacancy rate in Heber, AZ?
Heber, AZ sees elevated vacancy, which is reasonable relative to the broader AZ rental market.
What is the renter demographic in Heber, AZ?
Working renters make up the core of the Heber, AZ tenant base. The pool is reasonable for investors targeting long-term holds.
What is the smart move for investors in Heber, AZ?
For Heber, AZ, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 85928 now. You don’t know where it ranks.
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