Real Estate Investing in Mc Neal, Arizona (85617)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85617 (Mc Neal, 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: 26.6% of homes vacant — above national norms.
- Declining values: -2.4% 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 Mc Neal, AZ (85617)?
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Market Analysis: 85617 Mc Neal
On balance, ZIP 85617 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $191K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 85617 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within AZ, ZIP 85617 trails on several market indicators that neighboring Cochise County submarkets outperform. The gap is real and resilient enough to shape underwriting.
Who lives in 85617 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Experienced landlords with local relationships tend to find 85617 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 Mc Neal:
Market Trends
Home Value History (with trend line)
📊 How Does 85617 Compare?
| Metric | 85617 | Mc Neal | Sierra Vista-Douglas, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $191,494 | $191,494 | N/A | $419,643 |
| 5-Year CAGR | N/A | N/A | N/A | 6.5% |
| Avg Rent | $981 | $981 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85617 (Mc Neal, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $191,494 |
| Monthly Rent | $981 |
| Price-to-Rent | 16.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 1.6% |
📈 Home Appreciation
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | -3.4% ▼ |
| 5-Year CAGR | -2.4% ▼ |
| 10-Year CAGR | +3.2% ▲ |
🏠 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 (4.0%). 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 85617
Population: 1,098
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 85617
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 rents high in Mc Neal, AZ?
Mc Neal, AZ rentals go for roughly $981/mo a month. That puts gross yield in solid territory relative to $191K acquisition costs.
Is the tenant base reliable in Mc Neal, AZ?
The renter base in Mc Neal, AZ is reasonable for the $981/mo price point. Screening well and pricing to market typically yields reliable tenants.
How much does a house cost in Mc Neal, AZ?
Homes in Mc Neal, AZ typically sell near $191K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
Are eviction rules reasonable in Mc Neal, AZ?
For rental operators, Mc Neal, AZ rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How do experienced investors play Mc Neal, AZ?
The best-fit strategy in Mc Neal, AZ is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 85617 now. You don’t know where it ranks.
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How 85617 ranks in Sierra Vista-Douglas, AZ
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