Real Estate Investing in Chino Valley, Arizona (86323)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 86323 (Chino Valley, 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.
No major risk flags on the data we track.
What’s happening in Chino Valley, AZ (86323)?
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Market Analysis: 86323 Chino Valley
ZIP 86323 inside Yavapai County looks affordable on the surface — median value of $501K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 86323 can be a an appealing option for hunting ground — but the discount at $501K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 86323 among AZ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 86323 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Experienced landlords with local relationships tend to find 86323 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Chino Valley:
Property Strategy for 86323
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $352,140 | $1,520 | 3.1% | +7.6% | $176,070 |
| 3BR | $484,610 | $2,110 | 3.1% | +7.5% | $161,537 |
| 4BR | $568,732 | $2,320 | 2.9% | +7.6% | $142,183 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 86323 Compare?
| Metric | 86323 | Chino Valley | Prescott Valley-Prescott, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $500,678 | $500,678 | N/A | $419,643 |
| 5-Year CAGR | 3.8% | 3.8% | N/A | 6.5% |
| Avg Rent | $2,387 | $2,387 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
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 86323 (Chino Valley, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $500,678 |
| Monthly Rent | $2,387 |
| Price-to-Rent | 17.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +2.0% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 (3.7%). 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 86323
Population: 19,297
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 86323
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
Frequently Asked Questions
How much rent can I charge in Chino Valley, AZ?
Rents in Chino Valley, AZ run near $2,387/mo. Compared with median home prices of $501K that produces solid gross yields for typical rentals.
How strong is the working-renter base in Chino Valley, AZ?
Tenant demand in Chino Valley, AZ is solid. The local workforce $2,387/mo rents across most rental classes.
Where do home prices stand in Chino Valley, AZ?
Chino Valley, AZ home values average about $501K. That price point suits investors targeting rentals with $2,387/mo in monthly income.
Is Chino Valley, AZ good for landlords?
For rental operators, Chino Valley, AZ rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What is the best play in Chino Valley, AZ?
Chino Valley, AZ investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($501K prices, $2,387/mo rents) make it a reasonable choice.
You know 86323 now. You don’t know where it ranks.
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How 86323 ranks in Prescott Valley-Prescott, AZ
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