Real Estate Investing in Bisbee, Arizona (85603)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85603 (Bisbee, 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: 21.4% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Bisbee, AZ (85603)?
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Market Analysis: 85603 Bisbee
Investors eyeing 85603 need to respect the fundamentals at play. Home values of $232K come alongside slower price movement and elevated management overhead.
Distressed markets are won on execution, not on spreadsheets. ZIP 85603 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within AZ, ZIP 85603 trails on several market indicators that neighboring Cochise County submarkets outperform. The gap is real and durable enough to shape underwriting.
The demographic picture in 85603 includes headwinds that any investor should price in. Income distribution skews lower than Bisbee averages, and tenant stability requires active management.
New investors are better served looking at Bisbee's stable or hybrid ZIPs before stepping into 85603. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Bisbee:
Property Strategy for 85603
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $244,851 | $1,140 | 3.4% | +12.0% | $122,425 |
| 3BR | $247,686 | $1,590 | 4.6% | +9.5% | $82,562 |
Market Trends
Home Value History (with trend line)
📊 How Does 85603 Compare?
| Metric | 85603 | Bisbee | Sierra Vista-Douglas, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $232,134 | $232,134 | N/A | $419,643 |
| 5-Year CAGR | 4.3% | 4.3% | N/A | 6.5% |
| Avg Rent | $1,026 | $1,026 | N/A | - |
| Cap Rate | 3.5% | 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 85603 (Bisbee, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $232,134 |
| Monthly Rent | $1,026 |
| Price-to-Rent | 18.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.5% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 (3.5%). 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 85603
Population: 6,798
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 85603
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
Which real estate strategy fits Bisbee, AZ?
The best-fit strategy in Bisbee, AZ is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What are rental rates like in Bisbee, AZ?
Average rent in Bisbee, AZ is approximately $1,026/mo per month. Against $232K home values that yields a reasonable rent-to-price ratio.
Is it easy to find good tenants in Bisbee, AZ?
Tenant demand in Bisbee, AZ is solid. The local workforce $1,026/mo rents across most rental classes.
Is Bisbee, AZ a good place for real estate investing?
Yes - Bisbee, AZ a 3.0/5 investability score. With $232K home prices against $1,026/mo monthly rent, the market delivers a reasonable entry point for new investors.
How much does a house cost in Bisbee, AZ?
In Bisbee, AZ the median home value sits at $232K. Against the broader AZ market, that reads as reasonable for most investors.
You know 85603 now. You don’t know where it ranks.
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How 85603 ranks in Sierra Vista-Douglas, AZ
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