Real Estate Investing in Patagonia, Arizona (85624)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85624 (Patagonia, 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: 32.0% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 25.3 — 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 Patagonia, AZ (85624)?
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Market Analysis: 85624 Patagonia
The 85624 ZIP covers a section of Patagonia that demands careful diligence. Prices near $404K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 85624 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 85624's metrics run below Santa Cruz County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Looking more closely, 1,342 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 85624 is an operator game, not a passive one. Meanwhile, entry prices of $404K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Patagonia:
Market Trends
Home Value History (with trend line)
📊 How Does 85624 Compare?
| Metric | 85624 | Patagonia | Nogales, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $404,059 | $404,059 | N/A | $419,643 |
| 5-Year CAGR | 3.8% | 3.8% | N/A | 6.5% |
| Avg Rent | $1,332 | $1,332 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85624 (Patagonia, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $404,059 |
| Monthly Rent | $1,332 |
| Price-to-Rent | 25.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 (2.6%). 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 85624
Population: 1,342
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 85624
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
Is Patagonia, AZ a good market for buy-and-hold investors?
The 3.0/5 investability rating in Patagonia, AZ reflects its $404K prices and $1,332/mo rents. Investors generally consider it a solid option within AZ.
What do rentals go for in Patagonia, AZ?
Rent in Patagonia, AZ is around $1,332/mo. The resulting rent-to-value relationship with $404K pricing is reasonable for most investor models.
What is the rental occupancy rate in Patagonia, AZ?
Vacancy risk in Patagonia, AZ is elevated. That supports consistent cash flow for typical rental holds.
Is Patagonia, AZ good for landlords?
Landlord-friendliness in Patagonia, AZ is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How much should I expect to pay for a home in Patagonia, AZ?
Median home price in Patagonia, AZ is near $404K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
You know 85624 now. You don’t know where it ranks.
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