ZIP CODE 85142 // PHOENIX-MESA-CHANDLER, AZ // DATA AS OF 2026-09-30
Queen Creek, AZ (85142) Rental Property Cap Rate & Cash Flow Report
Located in Maricopa County (Queen Creek, AZ), Zip Code 85142 ranks #285 of 500 within this selected sample (43th percentile) with a Zillow ZHVI typical home-value index of $586,082 (-0.2% YoY) and a ZORI observed market rent of $2,206/mo (+0.7% YoY). Requires at least 61.6% 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
-$1,542/mo
Annual: -$18,510/yr
Modeled Cap Rate
2.91%
NOI: $17,053/yr
Cash-on-Cash Return
-13.73%
Cash Needed: $134,799
1% Rule Ratio
0.38%
Gross Yield: 4.52%
Break-Even Rent
$3,979/mo
State Tax: 0.52%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 85142 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (AZ Avg 0.52%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$2,964/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$785/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (85142)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2021 | $540,326 | $2,038/mo | 4.53% |
| 2022 | $630,858 | $2,066/mo | 3.93% |
| 2023 | $586,776 | $2,176/mo | 4.45% |
| 2024 | $599,707 | $2,179/mo | 4.36% |
| 2025 | $587,452 | $2,190/mo | 4.47% |
| 2026 | $586,082 | $2,206/mo | 4.52% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 85301 Glendale, AZ | $305,492 | $1,166/mo | 2.96% | -$790/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 |
| 85338 Goodyear, AZ | $432,143 | $1,688/mo | 3.06% | -$1,084/mo |
| 85212 Mesa, AZ | $553,659 | $2,199/mo | 3.13% | -$1,357/mo |
| 85032 Phoenix, AZ | $449,147 | $1,597/mo | 2.69% | -$1,264/mo |