ZIP CODE 85338 // PHOENIX-MESA-CHANDLER, AZ // DATA AS OF 2026-09-30
Goodyear, AZ (85338) Rental Property Cap Rate & Cash Flow Report
Located in Maricopa County (Goodyear, AZ), Zip Code 85338 ranks #259 of 500 within this selected sample (48th percentile) with a Zillow ZHVI typical home-value index of $432,143 (-1.5% YoY) and a ZORI observed market rent of $1,688/mo (+0.3% YoY). Requires at least 59.7% down payment at 6.5% interest to reach $0/mo break-even cash flow. This model combines different housing populations; it is not an observed average property return. Costs assume state-average tax, 0.5% annual insurance, 13% reserves and no HOA or management. Figures below follow your edits; this headline describes the original benchmark.
Net Monthly Cash Flow
-$1,084/mo
Annual: -$13,007/yr
Modeled Cap Rate
3.06%
NOI: $13,215/yr
Cash-on-Cash Return
-13.09%
Cash Needed: $99,393
1% Rule Ratio
0.39%
Gross Yield: 4.69%
Break-Even Rent
$2,934/mo
State Tax: 0.52%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 85338 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (AZ Avg 0.52%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$2,185/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$587/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (85338)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2021 | $416,087 | $1,627/mo | 4.69% |
| 2022 | $492,138 | $1,662/mo | 4.05% |
| 2023 | $450,121 | $1,717/mo | 4.58% |
| 2024 | $452,110 | $1,713/mo | 4.55% |
| 2025 | $438,639 | $1,683/mo | 4.60% |
| 2026 | $432,143 | $1,688/mo | 4.69% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 85212 Mesa, AZ | $553,659 | $2,199/mo | 3.13% | -$1,357/mo |
| 85301 Glendale, AZ | $305,492 | $1,166/mo | 2.96% | -$790/mo |
| 85225 Chandler, AZ | $438,217 | $1,754/mo | 3.16% | -$1,062/mo |
| 85142 Queen Creek, AZ | $586,082 | $2,206/mo | 2.91% | -$1,542/mo |
| 85383 Peoria, AZ | $636,043 | $2,343/mo | 2.83% | -$1,718/mo |
| 85308 Glendale, AZ | $467,433 | $1,707/mo | 2.79% | -$1,276/mo |