Real Estate Investing in Bullhead City, Arizona (86442)
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Should you buy in 86442 (Bullhead City, 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: 20.5% of homes vacant — above national norms.
What’s happening in Bullhead City, AZ (86442)?
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Market Analysis: 86442 Bullhead City
This part of Mohave County is not an easy win. The 86442 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 86442 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 86442's metrics run below Mohave County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 86442 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 86442 is an operator game, not a passive one. Turning to rents, entry prices of $272K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Bullhead City:
Property Strategy for 86442
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $121,857 | $1,020 | 6.0% | +7.1% | $121,857 |
| 2BR | $225,270 | $1,310 | 4.2% | +6.8% | $112,635 |
| 3BR | $279,143 | $1,820 | 4.7% | +7.4% | $93,048 |
| 4BR | $386,938 | $2,010 | 3.7% | +6.8% | $96,734 |
| 5BR | $704,326 | — | — | +7.4% | $140,865 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 86442 Compare?
| Metric | 86442 | Bullhead City | Lake Havasu City-Kingman, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $271,736 | $338,028 | N/A | $419,643 |
| 5-Year CAGR | 3.2% | 3.0% | N/A | 6.5% |
| Avg Rent | $1,409 | $1,363 | N/A | - |
| Cap Rate | 4.1% | 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 86442 (Bullhead City, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $271,736 |
| Monthly Rent | $1,409 |
| Price-to-Rent | 16.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.1% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +2.0% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 Rent Trends
| 1-Year | -7.1% ▼ |
| 3-Year CAGR | -0.1% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.1%). 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 86442
Population: 34,327
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 86442
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
Is Bullhead City, AZ a good place for real estate investing?
Bullhead City, AZ records an investability rating of 3.0/5, with median home values near $272K and average rents around $1,409/mo. That combination puts it in the significant tier for investor interest.
Is vacancy a concern in Bullhead City, AZ?
Rental vacancy in Bullhead City, AZ is elevated. Investors should budget normal turnover but not chronic empty units.
Are rents high in Bullhead City, AZ?
Rents in Bullhead City, AZ run near $1,409/mo. Compared with median home prices of $272K that produces solid gross yields for typical rentals.
What is the renter demographic in Bullhead City, AZ?
Bullhead City, AZ offers a steady renter base at the $1,409/mo rent level. Tenant turnover is reasonable for well-managed properties.
Are homes affordable in Bullhead City, AZ?
Bullhead City, AZ home values average about $272K. That price point suits investors targeting rentals with $1,409/mo in monthly income.
You know 86442 now. You don’t know where it ranks.
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