Real Estate Investing in Golden Valley, Arizona (86413)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 86413 (Golden Valley, 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: 15.3% 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 Golden Valley, AZ (86413)?
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Market Analysis: 86413 Golden Valley
On the rental side, ZIP 86413 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $241K median. It rewards specialists, not generalists.
The investment case in 86413 is substantial only for operators who understand what they are buying. A $241K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
On the rental side, 86413 offers a low basis, the region around Golden Valley has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 86413 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
seems 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 Golden Valley:
Property Strategy for 86413
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $176,539 | $1,320 | 5.4% | +8.5% | $88,269 |
| 3BR | $259,932 | $1,830 | 5.1% | +7.7% | $86,644 |
Market Trends
Home Value History (with trend line)
📊 How Does 86413 Compare?
| Metric | 86413 | Golden Valley | Lake Havasu City-Kingman, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $241,176 | $241,176 | N/A | $419,643 |
| 5-Year CAGR | 4.3% | 4.3% | N/A | 6.5% |
| Avg Rent | $1,188 | $1,188 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 86413 (Golden Valley, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $241,176 |
| Monthly Rent | $1,188 |
| Price-to-Rent | 16.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +6.5% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +9.0% ▲ |
🏠 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 (3.8%). 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 86413
Population: 12,075
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 86413
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,138 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How landlord-friendly is Golden Valley, AZ?
Landlord-friendliness in Golden Valley, AZ is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How should investors approach Golden Valley, AZ?
In Golden Valley, AZ the solid play is typically careful cash-flow rentals with hands-on management. The combination of $241K prices and $1,188/mo rents suits that approach.
What is the average home sale price in Golden Valley, AZ?
Expect median prices around $241K in Golden Valley, AZ. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
Can I house hack in Golden Valley, AZ?
Golden Valley, AZ is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $241K price point reasonable to enter.
How tight is the rental market in Golden Valley, AZ?
Golden Valley, AZ carries elevated vacancy risk. Expect stable absorption at market rents of $1,188/mo.
You know 86413 now. You don’t know where it ranks.
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How 86413 ranks in Lake Havasu City-Kingman, AZ
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