Real Estate Investing in Huachuca City, Arizona (85611)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85611 (Huachuca City, 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: 28.6% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 31.9 — 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 Huachuca City, AZ (85611)?
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Market Analysis: 85611 Huachuca City
The 85611 ZIP in Huachuca City, AZ is a local-operator market. Outside capital chasing a $517K entry has to pair deep knowledge with the discount.
On the rental side, the numbers look inviting — $517K purchase price, 0.0% nominal cap — the work to hit that pro forma in 85611 is substantial and deserves full respect.
Within AZ, ZIP 85611 trails on several market indicators that neighboring Cochise County submarkets outperform. The gap is real and substantial enough to shape underwriting.
The demographic picture in 85611 includes headwinds that any investor should price in. Income distribution skews lower than Huachuca City averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 85611 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 Huachuca City:
Market Trends
Home Value History (with trend line)
📊 How Does 85611 Compare?
| Metric | 85611 | Huachuca City | Sierra Vista-Douglas, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $516,945 | $368,218 | N/A | $419,643 |
| 5-Year CAGR | 4.2% | 3.9% | N/A | 6.5% |
| Avg Rent | $1,350 | $1,211 | N/A | - |
| Cap Rate | 2.0% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85611 (Huachuca City, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $516,945 |
| Monthly Rent | $1,350 |
| Price-to-Rent | 31.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 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 (2.0%). 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 85611
Population: 1,413
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 85611
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 typical home price in Huachuca City, AZ?
Median home price in Huachuca City, AZ is near $517K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
What does house hacking look like in Huachuca City, AZ?
House hacking in Huachuca City, AZ is reasonable to execute. Prices around $517K and rents of $1,350/mo solid owner-occupant economics.
What is it like being a landlord in Huachuca City, AZ?
Landlord-friendliness in Huachuca City, AZ is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What is the typical rental rate in Huachuca City, AZ?
Expect rents around $1,350/mo per month in Huachuca City, AZ. With home values at $517K, the yield math works out to reasonable levels for rental investors.
What are vacancy rates like in Huachuca City, AZ?
Huachuca City, AZ carries elevated vacancy risk. Expect even-keeled absorption at market rents of $1,350/mo.
You know 85611 now. You don’t know where it ranks.
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