Real Estate Investing in Flagstaff, Arizona (86005)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 86005 (Flagstaff, 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: 23.5% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 25.7 — hard to cash-flow at these prices.
What’s happening in Flagstaff, AZ (86005)?
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Market Analysis: 86005 Flagstaff
Not every below-median market is a bargain. Flagstaff's 86005 ZIP registers signals that favor experienced operators who can absorb the risk $734K pricing implies.
The 86005 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 86005 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 86005 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 86005 is an operator game, not a passive one. Stepping back, entry prices of $734K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Flagstaff:
Property Strategy for 86005
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $420,177 | $1,940 | 3.3% | +9.0% | $210,088 |
| 3BR | $689,600 | $2,370 | 2.5% | +10.5% | $229,867 |
| 4BR | $953,648 | $2,590 | 2.0% | +10.8% | $238,412 |
| 5BR | $1,327,869 | — | — | +13.0% | $265,574 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 86005 Compare?
| Metric | 86005 | Flagstaff | Flagstaff, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $733,566 | $290,116 | N/A | $419,643 |
| 5-Year CAGR | 5.5% | 5.4% | N/A | 6.5% |
| Avg Rent | $2,379 | $2,250 | N/A | - |
| Cap Rate | 2.5% | 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 86005 (Flagstaff, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $733,566 |
| Monthly Rent | $2,379 |
| Price-to-Rent | 25.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +0.4% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 Rent Trends
| 1-Year | +2.6% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.5%). 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 86005
Population: 17,165
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 86005
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 4,458 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is housing expensive in Flagstaff, AZ?
Expect median prices around $734K in Flagstaff, AZ. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
Is Flagstaff, AZ a good market for buy-and-hold investors?
Flagstaff, AZ rates 3.0/5 for investability. With median values at $734K and rents near $2,379/mo, the market offers reasonable fundamentals for rental investors.
Is it easy to find good tenants in Flagstaff, AZ?
Flagstaff, AZ offers a predictable renter base at the $2,379/mo rent level. Tenant turnover is reasonable for well-managed properties.
How do landlord-tenant laws work in Flagstaff, AZ?
Landlord-friendliness in Flagstaff, AZ is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Does house hacking make sense in Flagstaff, AZ?
For house hackers, Flagstaff, AZ is a challenging. The $2,379/mo rent on a unit helps defray the mortgage on a $734K property.
You know 86005 now. You don’t know where it ranks.
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How 86005 ranks in Flagstaff, AZ
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