At the June 2026 endpoint, Zillow's ZIP-level ZORI places the typical observed asking-rent index, blended across rental types, at $1,800 per month in 85382. It is 1.4% above its level one year earlier, but the exact same-month path is -0.8% annualized over three years and +1.8% annualized over five years. The recent positive direction breaks from the negative intermediate path while aligning in sign with the broader gain. This is a current asking-rent index rather than a lease quote for any specific dwelling, so it is a market snapshot rather than a promise about a unit.
History supplies 138 monthly observations with 100% coverage through the stated endpoint, making the comparisons consistently same-month rather than a partial-series inference. Annualized monthly-return variability was 2.6%, showing that changes around the trend have occurred and limiting confidence in treating one current reading as an unchanging level. The largest peak-to-trough drawdown was 4.7%, a separate backward-looking indication that the series has experienced declines. Transparent national discovery ranks among history-eligible ZIPs were 2,140 for momentum, 809 for stability, and 1,712 for balanced performance; lower ranks are higher. These ranks are retrospective measurements, not forecasts, investment recommendations, or causal explanations.
The ACS 2024 five-year survey uses the matched Census ZCTA, where a ZCTA is a statistical area and is not identical to a USPS delivery ZIP. It reports a $1,939 median gross rent for occupied renter homes, including selected utilities. The current ZORI reading is 7.2% below that survey median, but the two are not interchangeable: ZORI is an observed asking-rent index blended across rental types, whereas ACS summarizes occupied homes across a multiyear survey. The difference is consequently a source-definition contrast, not evidence that any listed rental is underpriced or that a household's present expense has changed by that amount.
Bedroom figures are modelled estimates, generated by scaling ZIP ZORI through the local HUD ladder rather than by measuring bedroom-specific asking rents. They are $1,428 for a studio, $1,546 for one bedroom, $1,800 for two bedrooms, $2,400 for three bedrooms, and $2,662 for four bedrooms. This ladder preserves the ZIP index as its base while making bedroom structure explicit. HUD FMR/SAFMR in FY2026 is a bedroom-specific administrative standard, not asking rent, and should not be substituted for the modelled figures or used as proof of a lease price. Its role here is the scaling input, so the ladder describes a transparent estimate rather than a separate rental observation.
The affordability screen is arithmetic, not advice or an applicant qualification rule: applying a 30% rent share to current monthly ZORI produces a required annual household income of $72,000. Against the ACS ZCTA median household income of $91,525, the asking-rent-to-income screen is 23.6%. This juxtaposes an index-derived rent with a survey income median; it does not show who can rent a particular home. ACS nevertheless estimates that 57.0% of renter homes were rent burdened at the reported threshold. That burden measure is a survey statistic and cannot establish the burden, occupancy, or financial position associated with any particular available unit.
ACS ZCTA housing data list 19,581 housing units and a 9.6% vacancy rate; most units are categorized as single-family rather than large multifamily structures. The vacancy measure covers the housing stock rather than confirmed unit availability, so it cannot prove that a particular rental is available or that it will remain vacant. As wider-context comparisons only, Peoria city context rent is about $1,876, Maricopa County context rent is $1,729, and Phoenix-Mesa-Chandler, AZ metro context rent is $1,733. The ZIP reading is lower than the city context but above the county and metro contexts. Each is a broader geographic reference, not a ZIP rental comp, and should not be merged into the ZCTA or ZORI universe.
Redfin's direct rolling-three-month observation for this ZIP is resale evidence, not rental transactions. Median sold price was $439,901, down 6.9% year over year, while 181 homes sold and median marketing time was 51 days. Inventory stood at 200 homes and increased year over year, with 3.4 months of supply. Average sale-to-list was 97.7%, and 5.7% of sales closed above list. Taken within the for-sale universe, the price decline, increased inventory, sale volume, and marketing measures describe resale liquidity and negotiation signals; they neither measure rent collection nor provide a rental comparable. The resale picture therefore challenges any simple reading of the recent rent uptick as a uniform strengthening across housing measures.
Dividing annualized ZIP ZORI by the median sold price creates a 4.9% cross-source screening ratio only. It is not a cap rate, net return, expected return, property yield, or a measure of property economics. The contrast between the rent index's recent rise and resale's falling prices and added inventory prevents treating rent and income arithmetic as confirmation from resale; it is a tension, not a causal finding. Property-level review should verify the actual bedroom count against the modelled bracket, current asking rent, selected-utility treatment, lease timing, occupancy and availability, and whether any sale evidence pertains to the same property. Does the specific unit match these separate data definitions closely enough for a valid comparison?