What is the rental yield in Sterling Grove?

The gross yield in Sterling Grove, Surprise, Arizona is 5.7. Prices are in line with Surprise and about 15% below Arizona, while the price trend is down 5.4 over the past year and the Red Flag score is 61.

How does Sterling Grove compare with Surprise, Arizona?

Sterling Grove is priced in line with Surprise, Arizona, with gross yield of 5.7 and a price trend down 5.4 over the past year. Walkability is 10, education is in the 48th percentile, and the Red Flag score is 61.

What are the walkability and education scores in Sterling Grove?

Sterling Grove has walkability of 10 and education in the 48th percentile. Those figures come with gross yield of 5.7, prices about 15% below Arizona, and a Red Flag score of 61.

How risky is Sterling Grove based on the data?

Sterling Grove has a Red Flag score of 61, which indicates a moderate level on the provided scale. The market also shows gross yield of 5.7 and a price trend down 5.4 over the past year, so the profile pairs income with weaker recent pricing.

Neighborhood

Sterling Grove

Surprise, Arizona US

Sterling Grove in Surprise, Arizona is a yield-oriented market with gross yield of 5.7 and prices in line with Surprise and about 15% below Arizona. The price trend is down 5.4 over the past year, while the Red Flag score is 61. Walkability is 10 and education is in the 48th percentile, so the main strength is yield, with low walkability and a moderate risk score as key considerations.

AI Summary•Updated May 2026

Area

1.24 mi²

ZIP Code

85388

County

Maricopa County

State

Arizona

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5US Census ACS / TIGER 2024

Verified Price · Median Sale

$477,358

YoY-5.4%

Gross Rental Yield

5.7%

Listed rent · ZORI annualized

Red Flag Index

High

61 / 100

Walkability Score

Minimal

OpenStreetMap POI density · national percentile

Education Score

48 / 100

Fair · better than 48% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Sterling Grove Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Sterling Grove, Surprise.

Unlock the Sterling Grove 12-month price trend

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$477,358	-5.4%
Price / Sq Ft (Verified)	$218/sqft	-1.1%
Asking Rent (Median)	$2,266/mo	-1.9%
Gross Rental Yield	5.7%	—
Liquidity Score	42 / 100	Moderate
Homes Sold (Period)	172	+38.7%

Is Sterling Grove Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Arizona crime context.

Red Flag Breakdown

61 / 100

High Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Wildfire100Very High

Heat100Very High

Flood80Very High

Hail80Very High

Earthquake40Moderate

Strong Wind40Moderate

Hurricane20Low

Tornado20Low

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Arizona averaged 22.1 crimes and 4.2 violent per 1,000 residents (-4.8% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

Unlock the full risk report for Sterling Grove

Tract-level hazard heatmap & parcel detail with Pro

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See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Above-average gross rental yield at 5.7%

Active transaction volume — 172 homes sold last period

Wildfire risk is Very High (100/100)

Heat risk is Very High (100/100)

Insights are generated from Sterling Grove's live DistrictScore metrics.

Sterling Grove Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Arizona-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

5.0 µg/m³ Meets WHO guideline-12.8% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Sterling Grove centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 17% of U.S. neighborhoods.

Arizona Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	22.1	4.2	-4.8%
2023	23.6	4.3	-4.4%
2022	25.1	4.5	-0.1%
2021	25.4	4.3	-8.3%
2020	27.1	4.8	-4.3%
2019	28.8	4.5	—

Reported at the state level — the finest official US crime aggregation; Sterling Grove inherits the Arizona figures.

Radon Potential

EPA

Zone 2

Zone 2 — Moderate potential · Sterling Grove

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Walkability & Amenities in Sterling Grove

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

10

Minimal

Walkability Score

1

Grocery

3

Dining

1

Schools

0

Universities

0

Hospitals

0

Pharmacies

4

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Sterling Grove's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Sterling Grove vs Surprise vs Arizona

How Sterling Grove benchmarks against its city and state medians.

Benchmark vs City & State

Across Sterling Grove, the median sale price sits in line with the median for Surprise neighborhoods and about 15% below the statewide median. Gross rental yield is 5.7%, against 5.4% for Surprise neighborhoods and 4.8% statewide. Over the past 12 months, prices fell 5.4%. Transaction liquidity sits below the median for Surprise neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Sterling Grove	$218/sqft	5.7%	42
Surprise	$218/sqft	5.4%	45
Arizona	$256/sqft	4.8%	39

Unlock the Sterling Grove benchmark

Compare Sterling Grove against Surprise and Arizona medians — free with a DistrictScore account.

Buying Property in the US as a Foreigner

Federal & Arizona tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.43% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 2.5%; rental income is taxed at these rates.

State Capital Gains

Capital gains are taxed as ordinary income at state rates.

Transfer Tax

Real estate transfer tax: flat $2 per deed.

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents7

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

1031 State Conformity

The state conforms to the federal 1031 like-kind exchange rules.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Arizona property-tax guidance for foreign buyers

Latest Surprise Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Sterling Grove Real Estate FAQ

Sterling Grove in Surprise, Arizona shows gross yield of 5.7 and prices about 15% below Arizona, which supports an income-led profile. The price trend is down 5.4 over the past year, and the Red Flag score is 61, so the data also point to moderate risk.

Neighborhoods near Sterling Grove

Compare Sterling Grove with nearby neighborhoods in Surprise.

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