Real Estate Investing in Douglas, Arizona (85607)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85607 (Douglas, AZ)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 18.9% of homes vacant — above national norms.
- Elevated poverty: 24.3% poverty rate — can affect rent collection.
- Higher unemployment: 7.5% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Douglas, AZ (85607)?
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Market Analysis: 85607 Douglas
In practical terms, ZIP 85607 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $176K median. It rewards specialists, not generalists.
Rent of $981/mo on a $176K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 85607 sits below the stated 0.0% once reality is priced in.
The gap between 85607 and stronger Douglas ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 85607 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Douglas:
Property Strategy for 85607
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $138,252 | $1,090 | 5.7% | +10.6% | $69,126 |
| 3BR | $203,993 | $1,520 | 5.4% | +8.0% | $67,998 |
| 4BR | $242,725 | $1,820 | 5.4% | +7.7% | $60,681 |
Market Trends
Home Value History (with trend line)
📊 How Does 85607 Compare?
| Metric | 85607 | Douglas | Sierra Vista-Douglas, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $175,507 | $87,754 | N/A | $419,643 |
| 5-Year CAGR | 2.3% | 2.3% | N/A | 6.5% |
| Avg Rent | $981 | $981 | N/A | - |
| Cap Rate | 4.4% | 4.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85607 (Douglas, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $175,507 |
| Monthly Rent | $981 |
| Price-to-Rent | 14.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +2.3% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (4.4%). 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 85607
Population: 17,009
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 85607
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
What is the average home sale price in Douglas, AZ?
Typical homes in Douglas, AZ go for around $176K. The 5-year CAGR of 0.0% measured price movement.
Are landlord laws favorable in Douglas, AZ?
Rental owners in Douglas, AZ deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What investment strategy works best in Douglas, AZ?
Most investors in Douglas, 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.
Is Douglas in AZ worth investing in?
Investors tracking Douglas, AZ will find a 3.0/5 rating supported by $176K median home values and $981/mo rents. That profile suits long-term holders targeting measured returns.
What is the typical renter like in Douglas, AZ?
Tenant quality in Douglas, AZ ranks as solid. Landlords generally report stable occupancy at market rents of $981/mo.
You know 85607 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85607 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 85607 ranks in Sierra Vista-Douglas, AZ
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