Real Estate Investing in Flagstaff, Arizona (86001)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 86001 (Flagstaff, AZ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.2% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 26.2 — hard to cash-flow at these prices.
What’s happening in Flagstaff, AZ (86001)?
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Market Analysis: 86001 Flagstaff
The 86001 ZIP in Flagstaff, AZ is a local-operator market. Outside capital chasing a $669K entry has to pair deep knowledge with the discount.
Rent of $2,129/mo on a $669K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 86001 sits below the stated 0.0% once reality is priced in.
Regionally, 86001 sits on the difficult end of the AZ spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 86001 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 86001 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Flagstaff:
Property Strategy for 86001
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $316,626 | $1,940 | 4.4% | +4.6% | $316,626 |
| 2BR | $436,449 | $2,160 | 3.6% | +8.5% | $218,224 |
| 3BR | $656,197 | $2,630 | 2.9% | +9.5% | $218,732 |
| 4BR | $827,121 | $2,890 | 2.5% | +9.6% | $206,780 |
| 5BR | $1,113,507 | — | — | +10.5% | $222,701 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 86001 Compare?
| Metric | 86001 | Flagstaff | Flagstaff, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $669,109 | $290,116 | N/A | $419,643 |
| 5-Year CAGR | 5.0% | 5.4% | N/A | 6.5% |
| Avg Rent | $2,129 | $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 86001 (Flagstaff, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $669,109 |
| Monthly Rent | $2,129 |
| Price-to-Rent | 26.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +2.2% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 Rent Trends
| 1-Year | -5.5% ▼ |
| 3-Year CAGR | -0.5% ▼ |
| 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 86001
Population: 36,900
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 86001
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
How much does a house cost in Flagstaff, AZ?
In Flagstaff, AZ the median home value sits at $669K. Against the broader AZ market, that reads as reasonable for most investors.
What is it like being a landlord in Flagstaff, AZ?
AZ ranks as a landlord-friendly state for landlord-tenant law. Flagstaff generally follows the statewide framework, so landlords face reasonable operating rules.
How do experienced investors play Flagstaff, AZ?
The best-fit strategy in Flagstaff, AZ is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What is the investability score for Flagstaff, AZ?
Yes - Flagstaff, AZ a 3.0/5 investability score. With $669K home prices against $2,129/mo monthly rent, the market delivers a reasonable entry point for new investors.
How much rent can I charge in Flagstaff, AZ?
Rents in Flagstaff, AZ run near $2,129/mo. Compared with median home prices of $669K that produces solid gross yields for typical rentals.
You know 86001 now. You don’t know where it ranks.
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How 86001 ranks in Flagstaff, AZ
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