Real Estate Investing in Topock, Arizona (86436)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 86436 (Topock, 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: 61.0% 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 Topock, AZ (86436)?
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Market Analysis: 86436 Topock
The 86436 ZIP covers a section of Topock that demands careful diligence. Prices near $263K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 86436 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 86436 among AZ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 86436 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Topock's stable or hybrid ZIPs before stepping into 86436. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Topock:
Market Trends
Home Value History (with trend line)
📊 How Does 86436 Compare?
| Metric | 86436 | Topock | Lake Havasu City-Kingman, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $263,276 | $263,276 | N/A | $419,643 |
| 5-Year CAGR | 5.2% | 5.2% | N/A | 6.5% |
| Avg Rent | $1,314 | $1,314 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 86436 (Topock, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $263,276 |
| Monthly Rent | $1,314 |
| Price-to-Rent | 16.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +7.1% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 (3.9%). 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 86436
Population: 1,319
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 86436
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 Topock, AZ real estate?
For Topock, AZ, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is the tenant base reliable in Topock, AZ?
Topock, AZ offers a reliable renter base at the $1,314/mo rent level. Tenant turnover is reasonable for well-managed properties.
Are there empty rentals in Topock, AZ?
Topock, AZ carries elevated vacancy risk. Expect even-keeled absorption at market rents of $1,314/mo.
How do landlord-tenant laws work in Topock, AZ?
Landlord-friendliness in Topock, AZ is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What kind of market is Topock, AZ for investors?
Topock, AZ rates 3.0/5 for investability. With median values at $263K and rents near $1,314/mo, the market offers reasonable fundamentals for rental investors.
You know 86436 now. You don’t know where it ranks.
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How 86436 ranks in Lake Havasu City-Kingman, AZ
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