Real Estate Investing in Elfrida, Arizona (85610)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85610 (Elfrida, 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: 50.3% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.0% CAGR).
- Lower household income: $32,083 median — tenant affordability is tighter.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Elfrida, AZ (85610)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85610 Elfrida
Not every below-median market is a bargain. Elfrida's 85610 ZIP records signals that favor experienced operators who can absorb the risk $200K pricing implies.
For an experienced owner, 85610 can be a an appealing option for hunting ground — but the discount at $200K reflects genuine risk that outside investors often underestimate.
ZIP 85610'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.
A impressive renter share of 13% in 85610 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Elfrida's stable or hybrid ZIPs before stepping into 85610. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Elfrida:
Market Trends
Home Value History (with trend line)
📊 How Does 85610 Compare?
| Metric | 85610 | Elfrida | Sierra Vista-Douglas, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $199,748 | $219,940 | N/A | $419,643 |
| 5-Year CAGR | 0.0% | 1.3% | N/A | 6.5% |
| Avg Rent | $990 | $986 | N/A | - |
| Cap Rate | 3.9% | 3.5% | - | - |
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 85610 (Elfrida, AZ). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 85610 (Elfrida, AZ)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $199,748 |
| Monthly Rent | $990 |
| Price-to-Rent | 16.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 3.9% |
📈 Home Appreciation
| 1-Year | +3.9% ▲ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | +0.0% ▲ |
| 10-Year CAGR | +5.2% ▲ |
🏠 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 (3.9%). 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 85610
Population: 708
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 85610
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
Does Elfrida, AZ make sense for an investment property?
With a 2.0/5 investability score, Elfrida, AZ ranks as a solid market for rental property investors. Median prices of $200K and rents of $990/mo drive the underlying numbers.
What kind of vacancy should I budget for in Elfrida, AZ?
Occupancy in Elfrida, AZ runs even-keeled with elevated vacancy. Well-priced units at $990/mo lease on reasonable timelines.
How strong is the working-renter base in Elfrida, AZ?
The renter base in Elfrida, AZ is reasonable for the $990/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
Is Elfrida, AZ suited for a house hack?
For house hackers, Elfrida, AZ is a challenging. The $990/mo rent on a unit helps defray the mortgage on a $200K property.
Are rents high in Elfrida, AZ?
Elfrida, AZ rentals go for roughly $990/mo a month. That puts gross yield in solid territory relative to $200K acquisition costs.
You know 85610 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85610 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 85610 ranks in Sierra Vista-Douglas, AZ
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 85610 (Elfrida)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 85610 (Elfrida, AZ).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.