Real Estate Investing in Mohave Valley, Arizona (86440)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 86440 (Mohave 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: 27.3% 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 Mohave Valley, AZ (86440)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 86440 Mohave Valley
The 86440 ZIP covers a section of Mohave Valley that demands careful diligence. Prices near $307K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 86440 can be a a strong candidate for hunting ground — but the discount at $307K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Mohave Valley have seen price recovery that 86440 has not matched. Mohave County data supports the view that the spread is structural rather than temporary.
The 86440 ZIP's population of 8,403 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
New investors are better served looking at Mohave Valley's stable or hybrid ZIPs before stepping into 86440. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Mohave Valley:
Property Strategy for 86440
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $198,375 | $1,380 | 5.0% | +7.7% | $99,187 |
| 3BR | $302,362 | $1,920 | 4.6% | +7.7% | $100,787 |
| 4BR | $350,909 | $2,110 | 4.3% | +7.0% | $87,727 |
Market Trends
Home Value History (with trend line)
📊 How Does 86440 Compare?
| Metric | 86440 | Mohave Valley | Lake Havasu City-Kingman, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $306,752 | $306,752 | N/A | $419,643 |
| 5-Year CAGR | 3.8% | 3.8% | N/A | 6.5% |
| Avg Rent | $1,242 | $1,242 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
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 86440 (Mohave Valley, AZ). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 86440 (Mohave Valley, AZ)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $306,752 |
| Monthly Rent | $1,242 |
| Price-to-Rent | 20.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 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 (3.2%). 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 86440
Population: 8,403
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 86440
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 type of investing works in Mohave Valley, AZ?
Most investors in Mohave Valley, 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 strong is the working-renter base in Mohave Valley, AZ?
Mohave Valley, AZ offers a predictable renter base at the $1,242/mo rent level. Tenant turnover is reasonable for well-managed properties.
How much rent can I charge in Mohave Valley, AZ?
Rental rates in Mohave Valley, AZ average $1,242/mo. Tenant demand and $307K home values make the yield look reasonable by investor standards.
How landlord-friendly is Mohave Valley, AZ?
AZ ranks as a landlord-friendly state for landlord-tenant law. Mohave Valley generally follows the statewide framework, so landlords face reasonable operating rules.
How much does a house cost in Mohave Valley, AZ?
The median home value in Mohave Valley, AZ is roughly $307K. That puts it reasonable relative to the AZ statewide average.
You know 86440 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 86440 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 86440 ranks in Lake Havasu City-Kingman, AZ
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 86440 (Mohave Valley)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 86440 (Mohave Valley, AZ).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.