Real Estate Investing in Huachuca City, Arizona (85616)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85616 (Huachuca City, 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.
- Elevated vacancy: 10.8% vacancy may signal weakening demand.
• 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 (85616)?
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Market Analysis: 85616 Huachuca City
The 85616 ZIP in Huachuca City, AZ is a local-operator market. Outside capital chasing a $219K entry has to pair deep knowledge with the discount.
Rent of $1,071/mo on a $219K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 85616 sits below the stated 0.0% once reality is priced in.
ZIP 85616'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.
Meanwhile, 4,845 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 85616 is an operator game, not a passive one. On the rental side, entry prices of $219K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Huachuca City:
Market Trends
Home Value History (with trend line)
📊 How Does 85616 Compare?
| Metric | 85616 | Huachuca City | Sierra Vista-Douglas, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $219,491 | $368,218 | N/A | $419,643 |
| 5-Year CAGR | 3.7% | 3.9% | N/A | 6.5% |
| Avg Rent | $1,071 | $1,211 | N/A | - |
| Cap Rate | 3.8% | 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 85616 (Huachuca City, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $219,491 |
| Monthly Rent | $1,071 |
| Price-to-Rent | 17.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +2.7% ▲ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 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 (3.8%). 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 85616
Population: 4,845
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 85616
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
What investment strategy works best in Huachuca City, AZ?
Most investors in Huachuca City, 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 Huachuca City, AZ good for landlords?
For rental operators, Huachuca City, AZ rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What is the typical renter like in Huachuca City, AZ?
Tenant quality in Huachuca City, AZ ranks as solid. Landlords generally report reliable occupancy at market rents of $1,071/mo.
Is Huachuca City, AZ good for house hacking?
The house hack math a challenging in Huachuca City, AZ. Owner-occupant buyers benefit from the $1,071/mo rents and $219K home values.
Do rentals sit vacant long in Huachuca City, AZ?
Expect elevated vacancy in Huachuca City, AZ. Rents at $1,071/mo are absorbed by the tenant base without meaningful lag.
You know 85616 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85616 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 85616 ranks in Sierra Vista-Douglas, AZ
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