Real Estate Investing in Congress, Arizona (86332)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 86332 (Congress, 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: 17.4% 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 Congress, AZ (86332)?
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Market Analysis: 86332 Congress
ZIP 86332 in Congress, AZ carries a sturdy set of headwinds. Home values near $369K and rents of $1,305/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 86332 can be a an appealing option for hunting ground — but the discount at $369K reflects genuine risk that outside investors often underestimate.
In the broader AZ picture, 86332 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 86332 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 86332 is an operator game, not a passive one. From a cash-flow lens, entry prices of $369K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Congress:
Property Strategy for 86332
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $297,077 | $1,450 | 3.5% | +8.2% | $148,539 |
| 3BR | $401,660 | $2,000 | 3.6% | +6.7% | $133,887 |
Market Trends
Home Value History (with trend line)
📊 How Does 86332 Compare?
| Metric | 86332 | Congress | Prescott Valley-Prescott, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $368,735 | $399,871 | N/A | $419,643 |
| 5-Year CAGR | 2.2% | 2.7% | N/A | 6.5% |
| Avg Rent | $1,305 | $1,428 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 86332 (Congress, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $368,735 |
| Monthly Rent | $1,305 |
| Price-to-Rent | 23.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | +3.4% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +2.2% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 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 86332
Population: 2,193
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 86332
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
What monthly rent should investors expect in Congress, AZ?
The typical rental in Congress, AZ commands about $1,305/mo monthly. That rent profile reliable cash flow against the $369K purchase basis.
How strong is the working-renter base in Congress, AZ?
The tenant pool in Congress, AZ is solid, supported by local employment and population fundamentals. Rents of $1,305/mo are well-absorbed by the market.
What is the rental occupancy rate in Congress, AZ?
Vacancy in Congress, AZ is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,305/mo.
What real estate strategy is ideal for Congress, AZ?
Most investors in Congress, AZ run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
How does Congress, AZ rate as a rental market?
The 3.0/5 investability rating in Congress, AZ reflects its $369K prices and $1,305/mo rents. Investors generally consider it a solid option within AZ.
You know 86332 now. You don’t know where it ranks.
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How 86332 ranks in Prescott Valley-Prescott, AZ
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