Real Estate Investing in Mount Lemmon, Arizona (85619)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85619 (Mount Lemmon, AZ)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 95.5% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 34.1 — hard to cash-flow at these prices.
• 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 Mount Lemmon, AZ (85619)?
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Market Analysis: 85619 Mount Lemmon
Investors eyeing 85619 need to respect the fundamentals at play. Home values of $560K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $560K asset, 85619 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within AZ, ZIP 85619 trails on several market indicators that neighboring Pima County submarkets outperform. The gap is real and resilient enough to shape underwriting.
The demographic picture in 85619 includes headwinds that any investor should price in. Income distribution skews lower than Mount Lemmon averages, and tenant stability requires active management.
Distressed ZIPs reward experience. impressive returns are possible in 85619, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Mount Lemmon:
Market Trends
Home Value History (with trend line)
📊 How Does 85619 Compare?
| Metric | 85619 | Mount Lemmon | Tucson, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $560,500 | $560,500 | N/A | $419,643 |
| 5-Year CAGR | 4.7% | 4.7% | N/A | 6.5% |
| Avg Rent | $1,368 | $1,368 | N/A | - |
| Cap Rate | 1.9% | 1.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85619 (Mount Lemmon, AZ). Anonymous, moderated, never written by AI.
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Property managers serving Pima County
Manage rentals here? List your business →Fort Lowell Realty & Property Management provides realty and property management services in Tucson. summary from their website
WilsonPs.com is a domain name for sale. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $560,500 |
| Monthly Rent | $1,368 |
| Price-to-Rent | 34.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | +5.8% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +3.7% ▲ |
🏠 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 (1.9%). 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 85619
Population: 22
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
🎓 Nearby Colleges & Universities
Investor Insight: With 2,056 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in Mount Lemmon, AZ?
Homes in Mount Lemmon, AZ typically sell near $560K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
Should investors consider Mount Lemmon, AZ?
Yes - Mount Lemmon, AZ a 3.0/5 investability score. With $560K home prices against $1,368/mo monthly rent, the market delivers a reasonable entry point for new investors.
How deep is the rental pool in Mount Lemmon, AZ?
Working renters make up the core of the Mount Lemmon, AZ tenant base. The pool is reasonable for investors targeting long-term holds.
Can I house hack in Mount Lemmon, AZ?
The house hack math a challenging in Mount Lemmon, AZ. Owner-occupant buyers benefit from the $1,368/mo rents and $560K home values.
What are vacancy rates like in Mount Lemmon, AZ?
Mount Lemmon, AZ carries elevated vacancy risk. Expect measured absorption at market rents of $1,368/mo.
You know 85619 now. You don’t know where it ranks.
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How 85619 ranks in Tucson, AZ
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