Real Estate Investing in Duncan, Arizona (85534)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85534 (Duncan, AZ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 23.1% of homes vacant — above national norms.
- Declining values: -1.4% 5-year CAGR — values have moved lower.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Duncan, AZ (85534)?
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Market Analysis: 85534 Duncan
The 85534 ZIP in Duncan, AZ is a local-operator market. Outside capital chasing a $193K entry has to pair deep knowledge with the discount.
The investment case in 85534 is impressive only for operators who understand what they are buying. A $193K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Duncan have seen price recovery that 85534 has not matched. Greenlee County data supports the view that the spread is structural rather than temporary.
Turning to rents, 3,088 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The 85534 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Duncan:
Market Trends
Home Value History (with trend line)
📊 How Does 85534 Compare?
| Metric | 85534 | Duncan | Safford, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $192,900 | $192,900 | N/A | $419,643 |
| 5-Year CAGR | N/A | N/A | N/A | 6.5% |
| Avg Rent | $972 | $972 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85534 (Duncan, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $192,900 |
| Monthly Rent | $972 |
| Price-to-Rent | 16.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 3.9% |
| 5-Year IRR | 2.5% |
📈 Home Appreciation
| 1-Year | +6.3% ▲ |
| 3-Year CAGR | -2.5% ▼ |
| 5-Year CAGR | -1.4% ▼ |
| 10-Year CAGR | N/A |
🏠 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 (3.9%). 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 85534
Population: 3,088
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 85534
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
How do home values compare in Duncan, AZ?
In Duncan, AZ the median home value sits at $193K. Against the broader AZ market, that reads as reasonable for most investors.
How deep is the rental pool in Duncan, AZ?
The tenant pool in Duncan, AZ is solid, supported by local employment and population fundamentals. Rents of $972/mo are well-absorbed by the market.
How strong is Duncan, AZ for real estate investors?
Duncan, AZ scores 2.0/5 for investability. Home values sit at $193K and rents near $972/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What kind of vacancy should I budget for in Duncan, AZ?
Duncan, AZ vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is rental property easy to operate in Duncan, AZ?
Landlord-friendliness in Duncan, AZ is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 85534 now. You don’t know where it ranks.
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