Waddell 85355

Maricopa County, AZ · 8,206 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

57affordability /100

Buyer leverage is buyer advantage; weigh payment burden and the 3-lens valuation before bidding.

Payment burden

26%

affordable

Days on market

daily

Price cuts

33.6%

of active

Valuation

-20.4%

vs assessor

Look up an address

/100

Mixed

stable · buyer advantage · prices easing year-over-year.

Price trend

Affordability

Valuation

Economic health

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

Seller's Market

DOM: 82d (stable) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)25

Valuation Gap (25%)10

Supply & Demand (20%)20

Buy vs Rent (15%)50

Cancellation Rate (10%)50

Days on Market (5%)75

Seller-favored market in 85355. Expect to pay at or near list price. Payment burden: 26.1% of median income. Median days on market: 82. Renting is approximately 53% cheaper than buying (price-to-rent ratio: 18.4).

Buyer Caution

Seller's market. Be prepared to pay near list price.

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.

STABLEBUYER ADVANTAGE

Market is holding steady with balanced conditions. Buyers have strong negotiating leverage.

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Market snapshoteach number, once

Median price

$495,558

▾ 0.5% YoY

Days on market

daily · zip_data

Median rent

$2,245

ZORI

Investor score

54/100

cash-flow lens

Active listings

192

90-day

Valuation3 lenses, different anchors

vs assessor

-20.4%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$394,662

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+71.3%

County-wide market — the widest, slowest signal.

Maricopa+71.3%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft$245

Price-to-income4.3×

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How 85355 ranks in AZ

percentile vs all Arizona ZIPs · n=398

Market velocity34%

Supply tightness71%

Affordability79%

Investment yield72%

Appreciation52%

Affordability, supply & momentum

49SUPPLY

BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply2.6 mo

Days on Market74d

Inv vs History+8.0%

Listing Density46.9/1k

Affordability — payment burden

Monthly payment (P&I)$2,503

Payment burden26%

Median income · ZIP$115,401

Mortgage rate6.49% · 30yr

Total monthly own$2,999

Monthly rent$2,245

Market dynamics

Price cut %33.6%

Momentumstable

LeverageBUYER ADVANTAGE

Months of supply2.6

Sales (90d)0

Investment analysis

Median rent$2,245

Price-to-rent18.4

Est. cap rate3.5%

Buy vs rentneutral

Livability

Walk score—

Transit score—

Bike score—

Places & amenities in ZIP 85355 · 24 mapped

Leaflet © OpenStreetMap contributors © CARTO

Parks & open space2

Cortessa HOA ParkEnclave On Olive Park

Trails14

Maricopa TrailMesquite Canyon TrailBlack Rock Short LoopWaterfall TrailSonoran Loop Competitive TrackFord Canyon Trail+8 more

Recreation & aquatics1

Falcon Dunes Golf Course (Luke Air Force Base)

Venues & culture4

White Tank LibraryArizona State Route 303Citrus ParkWaddell, Arizona Buddhist temple shooting

Land & water2

Beardsley CanalNorth Fork Cholla Wash

Weekend range10

Gila River Waterfowl Management Area · national conservation area20 mi

Hells Canyon Wilderness Area · wilderness area26 mi

Sierra Estrella Wilderness Area · wilderness area28 mi

North Maricopa Mountains Wilderness Area · wilderness area33 mi

Hummingbird Springs Wilderness Area · wilderness area37 mi

Hassayampa River Canyon Wilderness Area · wilderness area39 mi

Signal Mountain Wilderness Area · wilderness area40 mi

Woolsey Peak Wilderness Area · wilderness area40 mi

Castle Creek Wilderness · wilderness area44 mi

South Maricopa Mountains Wilderness Area · wilderness area45 mi

Straight-line distance from the ZIP centroid (USGS PAD-US).

1,254 ft above sea level elevation · USGS 3DEP

Place data: USGS 3D Elevation Program · USGS Protected Areas Database (PAD-US) · Wikidata · © OpenStreetMap contributors — licensed ODbL (OpenStreetMap), CC0 (Wikidata) and US public domain (USGS, NPS, Census). Every place shown comes from the named sources; nothing is editorialized.

Historical trends

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Maricopa County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

ZIP 85355→Maricopa County, AZ

12-Month Direction

-5Stable

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

41· Weak

Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.

Payment Burden44

33.4%

stretched

Source: Lotvox · Updated 2026-05-15

Buy vs Rent6

1.914x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation10

+71.3%

overvalued

Source: Lotvox comps · Updated 2026-05-15