Real Estate Investing in Ash Fork, Arizona (86320)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 86320 (Ash Fork, 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: 20.3% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.1% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Ash Fork, AZ (86320)?
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Market Analysis: 86320 Ash Fork
This part of Yavapai County is not an easy win. The 86320 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $1,575/mo on a $214K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 86320 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Ash Fork have seen price recovery that 86320 has not matched. Yavapai County data supports the view that the spread is structural rather than temporary.
Who lives in 86320 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 86320 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Ash Fork:
Market Trends
Home Value History (with trend line)
📊 How Does 86320 Compare?
| Metric | 86320 | Ash Fork | Prescott Valley-Prescott, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $213,779 | $213,779 | N/A | $419,643 |
| 5-Year CAGR | 1.1% | 1.1% | N/A | 6.5% |
| Avg Rent | $1,575 | $1,575 | N/A | - |
| Cap Rate | 5.8% | 5.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 86320 (Ash Fork, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $213,779 |
| Monthly Rent | $1,575 |
| Price-to-Rent | 11.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.8% |
| Cap Rate | 5.8% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +12.6% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +1.1% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (5.8%). 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 86320
Population: 2,482
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 86320
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 approach is best for Ash Fork, AZ real estate?
The best-fit strategy in Ash Fork, AZ is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Are tenants stable in Ash Fork, AZ?
Working renters make up the core of the Ash Fork, AZ tenant base. The pool is reasonable for investors targeting long-term holds.
Are eviction rules reasonable in Ash Fork, AZ?
Ash Fork, AZ falls under AZ landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What does house hacking look like in Ash Fork, AZ?
The a challenging house-hack environment in Ash Fork, AZ reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Do rentals sit vacant long in Ash Fork, AZ?
Rental vacancy in Ash Fork, AZ is elevated. Investors should budget normal turnover but not chronic empty units.
You know 86320 now. You don’t know where it ranks.
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How 86320 ranks in Prescott Valley-Prescott, AZ
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