Updated 2026 · Based on median market data for Glendale, AZ
Home values in Glendale, AZ have appreciated at 2.8% per year. Appreciation is modest, meaning total returns will be driven primarily by cash flow rather than equity gains. This is actually preferred by many investors who want predictable, income-based returns.
If Glendale continues appreciating at 2.8% annually, the current median of $350,000 would reach approximately $401,822 in 5 years — an equity gain of $51,822 on a property purchased at the median. With a 20% down payment of $70,000, that represents a 74% return on invested equity from appreciation alone. Combined with 5 years of NOI totaling approximately $58,716, the projected total return is $110,538 — a 158% cumulative return on the initial investment.
Glendale's population growth of 1.2% is moderate and positive, supporting steady but not explosive demand for housing. Markets with this growth profile tend to appreciate consistently without the boom-bust cycles of hyper-growth metros.
Smart investors evaluate both cash flow AND appreciation. In Glendale, the 3.36% cap rate provides modest ongoing cash flow, while 2.8% annual appreciation adds an equity component. Conservative underwriting is essential. Focus on deals where the cash flow stands on its own, and treat any appreciation as a bonus.