Real Estate Investing in Cornville, Arizona (86325)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 86325 (Cornville, 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: 14.8% of homes vacant — above national norms.
What’s happening in Cornville, AZ (86325)?
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Market Analysis: 86325 Cornville
ZIP 86325 in Cornville, AZ carries a healthy set of headwinds. Home values near $521K and rents of $2,400/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 86325 can be a a credible choice for hunting ground — but the discount at $521K reflects genuine risk that outside investors often underestimate.
ZIP 86325's metrics run below Yavapai County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A healthy renter share of 22% in 86325 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 86325 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 Cornville:
Property Strategy for 86325
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $438,936 | $1,910 | 3.1% | +6.6% | $219,468 |
| 3BR | $571,947 | $2,660 | 3.3% | +7.1% | $190,649 |
| 4BR | $674,770 | $2,910 | 3.1% | +8.0% | $168,692 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 86325 Compare?
| Metric | 86325 | Cornville | Prescott Valley-Prescott, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $520,935 | $520,935 | N/A | $419,643 |
| 5-Year CAGR | 2.7% | 2.7% | N/A | 6.5% |
| Avg Rent | $2,400 | $2,400 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 86325 (Cornville, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $520,935 |
| Monthly Rent | $2,400 |
| Price-to-Rent | 18.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | -1.9% ▼ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 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 (3.6%). 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 86325
Population: 5,195
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 86325
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 expensive is real estate in Cornville, AZ?
In Cornville, AZ the median home value sits at $521K. Against the broader AZ market, that reads as reasonable for most investors.
Where do rents currently stand in Cornville, AZ?
Expect rents around $2,400/mo per month in Cornville, AZ. With home values at $521K, the yield math works out to reasonable levels for rental investors.
How landlord-friendly is Cornville, AZ?
AZ ranks as a landlord-friendly state for landlord-tenant law. Cornville generally follows the statewide framework, so landlords face reasonable operating rules.
How strong is Cornville, AZ for real estate investors?
Our data puts Cornville, AZ at 3.0/5 for investability. Home prices of $521K and rents around $2,400/mo create a solid backdrop for investor activity.
How qualified is the tenant pool in Cornville, AZ?
Cornville, AZ draws a reliable base of working renters. Demand at the $2,400/mo rent level is reasonable for standard single-family and small multi rentals.
You know 86325 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 86325 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.
How 86325 ranks in Prescott Valley-Prescott, AZ
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