Real Estate Investing in Benson, Arizona (85602)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85602 (Benson, AZ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 20.9% of homes vacant — above national norms.
What’s happening in Benson, AZ (85602)?
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Market Analysis: 85602 Benson
The 85602 ZIP covers a section of Benson that demands careful diligence. Prices near $254K look accessible, but the work to make a deal cash flow is real.
Rent of $990/mo on a $254K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 85602 sits below the stated 0.0% once reality is priced in.
ZIP 85602's metrics run below Cochise County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 85602 ZIP's population of 9,860 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
Strategically, 85602 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Benson:
Property Strategy for 85602
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $164,490 | $1,530 | 6.7% | +6.6% | $82,245 |
| 3BR | $264,982 | $2,070 | 5.6% | +7.9% | $88,327 |
| 4BR | $323,987 | $2,350 | 5.2% | +7.1% | $80,997 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85602 Compare?
| Metric | 85602 | Benson | Sierra Vista-Douglas, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $254,232 | $254,232 | N/A | $419,643 |
| 5-Year CAGR | 4.1% | 4.1% | N/A | 6.5% |
| Avg Rent | $990 | $990 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
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 85602 (Benson, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $254,232 |
| Monthly Rent | $990 |
| Price-to-Rent | 21.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.0% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 (3.0%). 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 85602
Population: 9,860
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 85602
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
Are there empty rentals in Benson, AZ?
Benson, AZ sees elevated vacancy, which is reasonable relative to the broader AZ rental market.
Is Benson, AZ landlord-friendly?
AZ law landlord-friendly for landlords, and Benson inherits those rules. Investors should still review local ordinances for rental licensing.
What is the typical home price in Benson, AZ?
In Benson, AZ the median home value sits at $254K. Against the broader AZ market, that reads as reasonable for most investors.
How viable is house hacking in Benson, AZ?
House hacking in Benson, AZ is a challenging. With home values around $254K and rents at $990/mo, owner-occupants can offset a meaningful share of PITI.
What is the typical renter like in Benson, AZ?
Benson, AZ offers a measured renter base at the $990/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 85602 now. You don’t know where it ranks.
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How 85602 ranks in Sierra Vista-Douglas, AZ
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