Real Estate Investing in Tonto Basin, Arizona (85553)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85553 (Tonto Basin, AZ)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 34.1% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 25.3 — 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 Tonto Basin, AZ (85553)?
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Market Analysis: 85553 Tonto Basin
This part of Gila County is not an easy win. The 85553 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 85553 can be a worth a close look for hunting ground — but the discount at $346K reflects genuine risk that outside investors often underestimate.
Within AZ, ZIP 85553 trails on several market indicators that neighboring Gila County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
The 85553 ZIP's population of 1,629 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
Experienced landlords with local relationships tend to find 85553 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Tonto Basin:
Market Trends
Home Value History (with trend line)
📊 How Does 85553 Compare?
| Metric | 85553 | Tonto Basin | Payson, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $346,304 | $346,304 | N/A | $419,643 |
| 5-Year CAGR | N/A | N/A | N/A | 6.5% |
| Avg Rent | $1,143 | $1,143 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85553 (Tonto Basin, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $346,304 |
| Monthly Rent | $1,143 |
| Price-to-Rent | 25.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
| 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 (2.6%). 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 85553
Population: 1,629
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 85553
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 Tonto Basin, AZ a smart market for rental property?
Tonto Basin, AZ rates 2.0/5 for investability. With median values at $346K and rents near $1,143/mo, the market offers reasonable fundamentals for rental investors.
Do rentals sit vacant long in Tonto Basin, AZ?
Tonto Basin, AZ carries elevated vacancy risk. Expect reliable absorption at market rents of $1,143/mo.
What kind of tenants rent in Tonto Basin, AZ?
Working renters make up the core of the Tonto Basin, AZ tenant base. The pool is reasonable for investors targeting long-term holds.
Is Tonto Basin, AZ suited for a house hack?
The house hack math a challenging in Tonto Basin, AZ. Owner-occupant buyers benefit from the $1,143/mo rents and $346K home values.
Which real estate strategy fits Tonto Basin, AZ?
Investors usually favor careful cash-flow rentals with hands-on management in Tonto Basin, AZ. With home values at $346K and rents near $1,143/mo, other strategies can work but produce measured rather than outsized returns.
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How 85553 ranks in Payson, AZ
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