Real Estate Investing in Overgaard, Arizona (85933)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85933 (Overgaard, 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: 68.7% of homes vacant — above national norms.
- Higher unemployment: 9.7% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 28.0 — 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 Overgaard, AZ (85933)?
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Market Analysis: 85933 Overgaard
The 85933 ZIP in Overgaard, AZ is a local-operator market. Outside capital chasing a $379K entry has to pair deep knowledge with the discount.
The 85933 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Statewide comparisons place 85933 among AZ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A durable renter share of 18% in 85933 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. healthy returns are possible in 85933, 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 Overgaard:
Property Strategy for 85933
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $321,529 | $1,250 | 2.8% | +10.4% | $160,765 |
| 3BR | $475,704 | $1,540 | 2.3% | +10.0% | $158,568 |
Market Trends
Home Value History (with trend line)
📊 How Does 85933 Compare?
| Metric | 85933 | Overgaard | Show Low, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $378,558 | $378,558 | N/A | $419,643 |
| 5-Year CAGR | 3.3% | 3.3% | N/A | 6.5% |
| Avg Rent | $1,125 | $1,125 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
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 85933 (Overgaard, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $378,558 |
| Monthly Rent | $1,125 |
| Price-to-Rent | 28.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.3% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +3.3% ▲ |
| 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%) exceeds the estimated cap rate (2.3%). 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 85933
Population: 3,989
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 85933
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
Is real estate in Overgaard, AZ a good investment right now?
With a 3.0/5 investability score, Overgaard, AZ ranks as a solid market for rental property investors. Median prices of $379K and rents of $1,125/mo drive the underlying numbers.
What are rental rates like in Overgaard, AZ?
Investors in Overgaard, AZ typically see rents near $1,125/mo per month against $379K home values - a solid setup for rental cash flow.
What are vacancy rates like in Overgaard, AZ?
Overgaard, AZ vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Does Overgaard, AZ favor landlords or tenants?
Landlord-friendliness in Overgaard, AZ is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What is the best play in Overgaard, AZ?
Most investors in Overgaard, AZ run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
You know 85933 now. You don’t know where it ranks.
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How 85933 ranks in Show Low, AZ
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