Real Estate Investing in Fredonia, Arizona (86022)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 86022 (Fredonia, AZ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 30.0% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Fredonia, AZ (86022)?
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Market Analysis: 86022 Fredonia
Looking more closely, ZIP 86022 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $305K median. It rewards specialists, not generalists.
The investment case in 86022 is notable only for operators who understand what they are buying. A $305K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within AZ, ZIP 86022 trails on several market indicators that neighboring Mohave County submarkets outperform. The gap is real and healthy enough to shape underwriting.
A impressive renter share of 16% in 86022 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 86022 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 Fredonia:
Market Trends
Home Value History (with trend line)
📊 How Does 86022 Compare?
| Metric | 86022 | Fredonia | Lake Havasu City-Kingman, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $305,268 | $305,268 | N/A | $419,643 |
| 5-Year CAGR | 1.6% | 1.6% | N/A | 6.5% |
| Avg Rent | $1,683 | $1,683 | N/A | - |
| Cap Rate | 4.3% | 4.3% | - | - |
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 86022 (Fredonia, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $305,268 |
| Monthly Rent | $1,683 |
| Price-to-Rent | 15.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +0.2% ▲ |
| 5-Year CAGR | +1.6% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 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 (4.3%). 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 86022
Population: 1,565
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 86022
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 landlord-friendly is Fredonia, AZ?
Fredonia, AZ operates under AZ law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
How does Fredonia, AZ rate as a rental market?
With a 3.0/5 investability score, Fredonia, AZ ranks as a solid market for rental property investors. Median prices of $305K and rents of $1,683/mo drive the underlying numbers.
Can owner-occupants cash flow in Fredonia, AZ?
House hacking in Fredonia, AZ is reasonable to execute. Prices around $305K and rents of $1,683/mo solid owner-occupant economics.
Where do rents currently stand in Fredonia, AZ?
Average rent in Fredonia, AZ is approximately $1,683/mo per month. Against $305K home values that yields a reasonable rent-to-price ratio.
How much should I expect to pay for a home in Fredonia, AZ?
In Fredonia, AZ the median home value sits at $305K. Against the broader AZ market, that reads as reasonable for most investors.
You know 86022 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 86022 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
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