Maryvale
Older ranch inventory, gentrifying, BRRRR-friendly entry prices
Phoenix, Arizona · BRRRR
BRRRR investing in Phoenix
Phoenix BRRRR works in older neighborhoods (Maryvale, parts of Glendale, South Phoenix) where 1950s-1970s ranch homes can be acquired distressed + rehabbed for solid ARVs. The challenge: insurance + cooling system replacement costs higher than most BRRRR markets.
Why BRRRR works in Phoenix right now
Phoenix's population growth has been steady and the older housing stock (1950s-1970s ranches) provides continuous distressed inventory. Rehab + cosmetic updates produce strong ARVs in gentrifying neighborhoods. The Phoenix-specific challenges: HVAC + insulation upgrades are non-optional (summers brutal), insurance costs creeping up, and water/heat-stress on older properties requires capex reserves.
Typical BRRRR deal in Phoenix
Purchase price
$200-285k distressed acquisition
Monthly rent
$1,650-2,200 post-rehab
Cap rate
6-8% post-rehab
Rehab $40-70k (HVAC + insulation critical). All-in $250-360k. ARV $315-440k in gentrifying zones. Refi at 75% pulls $236-330k.
Best neighborhoods for BRRRR in Phoenix
South Phoenix
Earlier gentrification cycle, lower entry, higher upside
Glendale (older zones)
1960s-70s ranch stock, working-class demand
Coronado Historic District
Already gentrified, premium ARV but tighter acquisition
Common pitfalls to avoid
- HVAC replacement non-negotiable in Phoenix — budget $8-15k in rehab even on 'functional' systems
- Insurance up 20-30% over 5 years and some carriers exiting — quote yourself
- Water-stress + monsoon damage on older properties — verify roof + foundation
- Phoenix appraisals lag comps by 3-5% in fast-gentrifying neighborhoods
- AZ tax rates modest but insurance + utilities offset the savings
Run a Phoenix BRRRR deal in 60 seconds
Paste an address into TrueCap and get cap rate, cash-on-cash, DSCR, and 10-year projection — pre-loaded with Phoenix-area defaults so you start with the right assumptions.
Try TrueCap freeRelated reading
Other Phoenix guides