Real Estate Investing in Williams, Arizona (86046)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 86046 (Williams, 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.
- High vacancy: 25.4% 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 Williams, AZ (86046)?
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Market Analysis: 86046 Williams
This part of Coconino County is not an easy win. The 86046 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $1,575/mo on a $443K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 86046 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 86046 among AZ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Looking more closely, 6,669 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Distressed ZIPs reward experience. robust returns are possible in 86046, 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 Williams:
Property Strategy for 86046
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $403,135 | $1,750 | 3.1% | +10.7% | $201,568 |
| 3BR | $498,354 | $2,150 | 3.1% | +10.2% | $166,118 |
| 4BR | $658,198 | $2,400 | 2.6% | +11.5% | $164,549 |
Market Trends
Home Value History (with trend line)
📊 How Does 86046 Compare?
| Metric | 86046 | Williams | Flagstaff, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $443,436 | $443,436 | N/A | $419,643 |
| 5-Year CAGR | 4.8% | 4.8% | N/A | 6.5% |
| Avg Rent | $1,575 | $1,575 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
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 86046 (Williams, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $443,436 |
| Monthly Rent | $1,575 |
| Price-to-Rent | 23.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 7.6% |
📈 Home Appreciation
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +8.4% ▲ |
🏠 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 (2.8%). 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 86046
Population: 6,669
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 86046
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
Which investment style suits Williams, AZ?
In Williams, AZ the healthy play is typically careful cash-flow rentals with hands-on management. The combination of $443K prices and $1,575/mo rents suits that approach.
What are home prices like in Williams, AZ?
Homes in Williams, AZ typically sell near $443K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
What is the average monthly rent in Williams, AZ?
Investors in Williams, AZ typically see rents near $1,575/mo per month against $443K home values - a solid setup for rental cash flow.
How do landlord-tenant laws work in Williams, AZ?
The landlord environment in Williams, AZ is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
How tight is the rental market in Williams, AZ?
Williams, AZ sees elevated vacancy, which is reasonable relative to the broader AZ rental market.
You know 86046 now. You don’t know where it ranks.
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How 86046 ranks in Flagstaff, AZ
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