Real Estate Investing in Mayer, Arizona (86343)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 86343 (Mayer, AZ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 65.6% of homes vacant — above national norms.
- Declining values: -0.4% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 3.8% in the last year.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Mayer, AZ (86343)?
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Market Analysis: 86343 Mayer
ZIP 86343 inside Yavapai County looks affordable on the surface — median value of $253K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 86343 can be a a credible choice for hunting ground — but the discount at $253K reflects genuine risk that outside investors often underestimate.
Within AZ, ZIP 86343 trails on several market indicators that neighboring Yavapai County submarkets outperform. The gap is real and resilient enough to shape underwriting.
From an investor standpoint, 140 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Mayer:
Market Trends
Home Value History (with trend line)
📊 How Does 86343 Compare?
| Metric | 86343 | Mayer | Prescott Valley-Prescott, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $252,596 | $279,251 | N/A | $419,643 |
| 5-Year CAGR | N/A | 0.8% | N/A | 6.5% |
| Avg Rent | $1,305 | $1,153 | N/A | - |
| Cap Rate | 4.0% | 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 86343 (Mayer, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $252,596 |
| Monthly Rent | $1,305 |
| Price-to-Rent | 16.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 3.6% |
📈 Home Appreciation
| 1-Year | -3.8% ▼ |
| 3-Year CAGR | -3.6% ▼ |
| 5-Year CAGR | -0.4% ▼ |
| 10-Year CAGR | +4.8% ▲ |
🏠 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 (4.0%). 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 86343
Population: 140
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 86343
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 do rentals go for in Mayer, AZ?
Rent in Mayer, AZ is around $1,305/mo. The resulting rent-to-value relationship with $253K pricing is reasonable for most investor models.
What kind of tenants rent in Mayer, AZ?
Expect a solid tenant pool in Mayer, AZ. The rental market absorbs $1,305/mo rents without meaningful friction.
Is Mayer, AZ a smart market for rental property?
Our data puts Mayer, AZ at 3.0/5 for investability. Home prices of $253K and rents around $1,305/mo create a solid backdrop for investor activity.
How tight is the rental market in Mayer, AZ?
Mayer, AZ vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Does a duplex house hack pencil in Mayer, AZ?
Mayer, AZ is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $253K price point reasonable to enter.
You know 86343 now. You don’t know where it ranks.
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How 86343 ranks in Prescott Valley-Prescott, AZ
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