Real Estate Investing in Florence, Arizona (85132)
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Should you buy in 85132 (Florence, AZ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 16.2% of homes vacant — above national norms.
What’s happening in Florence, AZ (85132)?
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Market Analysis: 85132 Florence
Investors eyeing 85132 need to respect the fundamentals at play. Home values of $332K come alongside slower price movement and elevated management overhead.
The 85132 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 85132 sits on the difficult end of the AZ spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 85132 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 85132 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Florence:
Property Strategy for 85132
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $120,916 | $1,400 | 8.3% | +11.7% | $120,916 |
| 2BR | $363,646 | $1,630 | 3.2% | +5.8% | $181,823 |
| 3BR | $309,636 | $2,170 | 5.0% | +7.7% | $103,212 |
| 4BR | $332,134 | $2,410 | 5.2% | +7.7% | $83,033 |
| 5BR | $398,579 | — | — | +7.8% | $79,716 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85132 Compare?
| Metric | 85132 | Florence | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $331,810 | $331,810 | N/A | $419,643 |
| 5-Year CAGR | 2.1% | 2.1% | N/A | 6.5% |
| Avg Rent | $1,748 | $1,748 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85132 (Florence, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $331,810 |
| Monthly Rent | $1,748 |
| Price-to-Rent | 15.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | -0.9% ▼ |
| 3-Year CAGR | -0.8% ▼ |
| 5-Year CAGR | +2.1% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 Rent Trends
| 1-Year | -1.5% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 85132
Population: 38,809
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 85132
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
Is it easy to find good tenants in Florence, AZ?
The renter base in Florence, AZ is reasonable for the $1,748/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
What approach is best for Florence, AZ real estate?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Florence, AZ. The numbers - $332K homes against $1,748/mo rents - support that play.
Is housing expensive in Florence, AZ?
Florence, AZ home values average about $332K. That price point suits investors targeting rentals with $1,748/mo in monthly income.
What does house hacking look like in Florence, AZ?
The a challenging house-hack environment in Florence, AZ reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Is Florence, AZ a friendly market for rental owners?
For rental operators, Florence, AZ rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
You know 85132 now. You don’t know where it ranks.
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How 85132 ranks in Phoenix-Mesa-Chandler, AZ
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