Real Estate Investing in Pearce, Arizona (85625)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85625 (Pearce, AZ)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 28.6% 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 Pearce, AZ (85625)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85625 Pearce
ZIP 85625 inside Cochise County looks affordable on the surface — median value of $199K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 85625 can be a worth a close look for hunting ground — but the discount at $199K reflects genuine risk that outside investors often underestimate.
Within AZ, ZIP 85625 trails on several market indicators that neighboring Cochise County submarkets outperform. The gap is real and notable enough to shape underwriting.
Who lives in 85625 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Pearce:
Property Strategy for 85625
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $168,390 | $1,150 | 4.9% | +9.7% | $84,195 |
| 3BR | $217,859 | $1,600 | 5.3% | +7.6% | $72,620 |
Market Trends
Home Value History (with trend line)
📊 How Does 85625 Compare?
| Metric | 85625 | Pearce | Sierra Vista-Douglas, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $199,134 | $218,795 | N/A | $419,643 |
| 5-Year CAGR | 3.3% | 3.0% | N/A | 6.5% |
| Avg Rent | $1,035 | $1,040 | N/A | - |
| Cap Rate | 4.1% | 3.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85625 (Pearce, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $199,134 |
| Monthly Rent | $1,035 |
| Price-to-Rent | 16.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.1% |
| 5-Year IRR | 7.3% |
📈 Home Appreciation
| 1-Year | +1.0% ▲ |
| 3-Year CAGR | -0.5% ▼ |
| 5-Year CAGR | +3.3% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (4.1%). 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 85625
Population: 1,959
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 85625
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
How strong are rents in Pearce, AZ?
Investors in Pearce, AZ typically see rents near $1,035/mo per month against $199K home values - a solid setup for rental cash flow.
Is house hacking profitable in Pearce, AZ?
House hacking in Pearce, AZ is reasonable to execute. Prices around $199K and rents of $1,035/mo solid owner-occupant economics.
How tight is the rental market in Pearce, AZ?
Vacancy risk in Pearce, AZ is elevated. That supports stable cash flow for typical rental holds.
Are homes affordable in Pearce, AZ?
Pearce, AZ home values average about $199K. That price point suits investors targeting rentals with $1,035/mo in monthly income.
Is Pearce, AZ a good place for real estate investing?
Pearce, AZ comes in at an investability rating of 3.0/5, with median home values near $199K and average rents around $1,035/mo. That combination puts it in the robust tier for investor interest.
You know 85625 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85625 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 85625 ranks in Sierra Vista-Douglas, AZ
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