Real Estate Investing in San Luis, Arizona (85349)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85349 (San Luis, AZ)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated poverty: 22.4% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in San Luis, AZ (85349)?
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Market Analysis: 85349 San Luis
Investors eyeing 85349 need to respect the fundamentals at play. Home values of $256K come alongside slower price movement and elevated management overhead.
The investment case in 85349 is sturdy only for operators who understand what they are buying. A $256K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 85349 and stronger San Luis ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 85349 ZIP's population of 28,810 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
The right play in 85349 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 San Luis:
Property Strategy for 85349
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $254,527 | $1,690 | 4.8% | +10.1% | $84,842 |
| 4BR | $284,484 | $2,090 | 5.3% | +9.6% | $71,121 |
Market Trends
Home Value History (with trend line)
📊 How Does 85349 Compare?
| Metric | 85349 | San Luis | Yuma, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $256,311 | $256,311 | N/A | $419,643 |
| 5-Year CAGR | 6.0% | 6.0% | N/A | 6.5% |
| Avg Rent | $1,116 | $1,116 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85349 (San Luis, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $256,311 |
| Monthly Rent | $1,116 |
| Price-to-Rent | 19.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 9.4% |
📈 Home Appreciation
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.4%). 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 85349
Population: 28,810
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 85349
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.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How landlord-friendly is San Luis, AZ?
The landlord environment in San Luis, AZ is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What are rental rates like in San Luis, AZ?
Average rent in San Luis, AZ is approximately $1,116/mo per month. Against $256K home values that yields a reasonable rent-to-price ratio.
Is it easy to find good tenants in San Luis, AZ?
The renter base in San Luis, AZ is reasonable for the $1,116/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
Can I house hack in San Luis, AZ?
San Luis, AZ is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $256K price point reasonable to enter.
What is the smart move for investors in San Luis, AZ?
Most investors in San Luis, AZ run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
You know 85349 now. You don’t know where it ranks.
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How 85349 ranks in Yuma, AZ
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