Real Estate Investing in Mayer, Arizona (86333)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 86333 (Mayer, 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: 15.4% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 25.5 — hard to cash-flow at these prices.
What’s happening in Mayer, AZ (86333)?
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Market Analysis: 86333 Mayer
This part of Yavapai County is not an easy win. The 86333 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 86333 reports the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Meanwhile, 86333 offers a low basis, the region around Mayer has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 86333 includes headwinds that any investor should price in. Income distribution skews lower than Mayer averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 86333 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 Mayer:
Property Strategy for 86333
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $238,377 | $1,450 | 4.4% | +7.9% | $119,188 |
| 3BR | $322,212 | $2,000 | 4.5% | +7.4% | $107,404 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 86333 Compare?
| Metric | 86333 | Mayer | Prescott Valley-Prescott, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $305,905 | $279,251 | N/A | $419,643 |
| 5-Year CAGR | 2.1% | 0.8% | N/A | 6.5% |
| Avg Rent | $1,000 | $1,153 | N/A | - |
| Cap Rate | 2.6% | 3.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 86333 (Mayer, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $305,905 |
| Monthly Rent | $1,000 |
| Price-to-Rent | 25.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.6% |
| 5-Year IRR | 4.6% |
📈 Home Appreciation
| 1-Year | -0.6% ▼ |
| 3-Year CAGR | +0.4% ▲ |
| 5-Year CAGR | +2.1% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 (2.6%). 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 86333
Population: 6,425
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 86333
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 price range are homes in Mayer, AZ?
Mayer, AZ home values average about $306K. That price point suits investors targeting rentals with $1,000/mo in monthly income.
Is Mayer, AZ better for rentals, flips, or BRRRR?
In Mayer, AZ the sturdy play is typically careful cash-flow rentals with hands-on management. The combination of $306K prices and $1,000/mo rents suits that approach.
Are landlord laws favorable in Mayer, AZ?
Landlord-friendliness in Mayer, AZ is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How does Mayer, AZ stack up for property investment?
Investors tracking Mayer, AZ will find a 3.0/5 rating supported by $306K median home values and $1,000/mo rents. That profile suits long-term holders targeting steady returns.
How much is rent in Mayer, AZ?
Rent in Mayer, AZ is around $1,000/mo. The resulting rent-to-value relationship with $306K pricing is reasonable for most investor models.
You know 86333 now. You don’t know where it ranks.
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How 86333 ranks in Prescott Valley-Prescott, AZ
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