Real Estate Investing in Paulden, Arizona (86334)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 86334 (Paulden, 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: 12.8% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 28.1 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Paulden, AZ (86334)?
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Market Analysis: 86334 Paulden
The 86334 ZIP in Paulden, AZ is a local-operator market. Outside capital chasing a $440K entry has to pair deep knowledge with the discount.
Rent of $1,305/mo on a $440K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 86334 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Paulden have seen price recovery that 86334 has not matched. Yavapai County data supports the view that the spread is structural rather than temporary.
Who lives in 86334 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Experienced landlords with local relationships tend to find 86334 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 Paulden:
Property Strategy for 86334
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $394,669 | $2,000 | 3.6% | +8.1% | $131,556 |
| 4BR | $557,731 | $2,300 | 3.0% | +8.5% | $139,433 |
Market Trends
Home Value History (with trend line)
📊 How Does 86334 Compare?
| Metric | 86334 | Paulden | Prescott Valley-Prescott, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $440,110 | $440,110 | N/A | $419,643 |
| 5-Year CAGR | 4.0% | 4.0% | N/A | 6.5% |
| Avg Rent | $1,305 | $1,305 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 86334 (Paulden, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $440,110 |
| Monthly Rent | $1,305 |
| Price-to-Rent | 28.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.3% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 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 (2.3%). 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 86334
Population: 4,309
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 86334
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 much is rent in Paulden, AZ?
Average rent in Paulden, AZ is approximately $1,305/mo per month. Against $440K home values that yields a reasonable rent-to-price ratio.
Is housing expensive in Paulden, AZ?
Expect median prices around $440K in Paulden, AZ. The market has run at a 0.0% 5-year CAGR, so entry costs have been even-keeled.
What is the investability score for Paulden, AZ?
With a 3.0/5 investability score, Paulden, AZ ranks as a solid market for rental property investors. Median prices of $440K and rents of $1,305/mo drive the underlying numbers.
Do landlords face vacancy issues in Paulden, AZ?
Paulden, AZ vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Can owner-occupants cash flow in Paulden, AZ?
House hacking in Paulden, AZ is a challenging. With home values around $440K and rents at $1,305/mo, owner-occupants can offset a meaningful share of PITI.
You know 86334 now. You don’t know where it ranks.
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How 86334 ranks in Prescott Valley-Prescott, AZ
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