Real Estate Investing in Hereford, Arizona (85615)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85615 (Hereford, AZ)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Hereford, AZ (85615)?
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Market Analysis: 85615 Hereford
ZIP 85615 inside Cochise County looks affordable on the surface — median value of $396K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 85615 is sturdy only for operators who understand what they are buying. A $396K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 85615 and stronger Hereford ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A notable renter share of 8% in 85615 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 85615 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Hereford:
Property Strategy for 85615
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $371,121 | $2,250 | 4.4% | +7.9% | $123,707 |
| 4BR | $477,089 | $2,720 | 4.1% | +8.2% | $119,272 |
Market Trends
Home Value History (with trend line)
📊 How Does 85615 Compare?
| Metric | 85615 | Hereford | Sierra Vista-Douglas, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $395,591 | $395,591 | N/A | $419,643 |
| 5-Year CAGR | 3.9% | 3.9% | N/A | 6.5% |
| Avg Rent | $1,458 | $1,458 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
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 85615 (Hereford, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $395,591 |
| Monthly Rent | $1,458 |
| Price-to-Rent | 22.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +3.9% ▲ |
| 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 (2.9%). 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 85615
Population: 9,713
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 85615
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,720 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is Hereford, AZ for real estate investors?
Our data puts Hereford, AZ at 3.0/5 for investability. Home prices of $396K and rents around $1,458/mo create a solid backdrop for investor activity.
How do home values compare in Hereford, AZ?
The median home value in Hereford, AZ is roughly $396K. That puts it reasonable relative to the AZ statewide average.
What is the rental occupancy rate in Hereford, AZ?
Expect elevated vacancy in Hereford, AZ. Rents at $1,458/mo are absorbed by the tenant base without meaningful lag.
What approach is best for Hereford, AZ real estate?
Hereford, AZ investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($396K prices, $1,458/mo rents) make it a reasonable choice.
How strong are rents in Hereford, AZ?
Rent in Hereford, AZ is around $1,458/mo. The resulting rent-to-value relationship with $396K pricing is reasonable for most investor models.
You know 85615 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85615 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 85615 ranks in Sierra Vista-Douglas, AZ
Every ZIP in this metro, ranked. Free.
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