Real Estate Investing in Pine, Arizona (85544)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85544 (Pine, AZ)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 61.8% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 28.6 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Pine, AZ (85544)?
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Market Analysis: 85544 Pine
ZIP 85544 in Pine, AZ carries a solid set of headwinds. Home values near $488K and rents of $1,422/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 85544 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 85544's metrics run below Gila County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 85544 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 85544 is an operator game, not a passive one. Put differently, entry prices of $488K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Pine:
Property Strategy for 85544
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $407,748 | $1,580 | 2.8% | +10.3% | $203,874 |
| 3BR | $554,907 | $2,040 | 2.6% | +10.0% | $184,969 |
| 4BR | $678,998 | $2,330 | 2.5% | +10.4% | $169,749 |
Market Trends
Home Value History (with trend line)
📊 How Does 85544 Compare?
| Metric | 85544 | Pine | Payson, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $488,042 | $488,042 | N/A | $419,643 |
| 5-Year CAGR | 5.1% | 5.1% | N/A | 6.5% |
| Avg Rent | $1,422 | $1,422 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85544 (Pine, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $488,042 |
| Monthly Rent | $1,422 |
| Price-to-Rent | 28.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 7.3% |
📈 Home Appreciation
| 1-Year | +0.4% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 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 (2.3%). 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 85544
Population: 2,780
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 85544
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 much should I expect to pay for a home in Pine, AZ?
In Pine, AZ the median home value sits at $488K. Against the broader AZ market, that reads as reasonable for most investors.
What is the average monthly rent in Pine, AZ?
Rents in Pine, AZ run near $1,422/mo. Compared with median home prices of $488K that produces solid gross yields for typical rentals.
What kind of vacancy should I budget for in Pine, AZ?
Pine, AZ sees elevated vacancy, which is reasonable relative to the broader AZ rental market.
Is rental property easy to operate in Pine, AZ?
Pine, AZ operates under AZ law, which is landlord-friendly overall for landlords. Expect reliable treatment in typical lease and eviction cases.
How qualified is the tenant pool in Pine, AZ?
The renter base in Pine, AZ is reasonable for the $1,422/mo price point. Screening well and pricing to market typically yields predictable tenants.
You know 85544 now. You don’t know where it ranks.
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How 85544 ranks in Payson, AZ
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