Real Estate Investing in Sahuarita, Arizona (85629)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85629 (Sahuarita, 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.
No major risk flags on the data we track.
What’s happening in Sahuarita, AZ (85629)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85629 Sahuarita
The 85629 ZIP in Sahuarita, AZ is a local-operator market. Outside capital chasing a $338K entry has to pair deep knowledge with the discount.
Rent of $1,960/mo on a $338K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 85629 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Sahuarita have seen price recovery that 85629 has not matched. Pima County data supports the view that the spread is structural rather than temporary.
From an investor standpoint, 30,989 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.
The 85629 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Sahuarita:
Property Strategy for 85629
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $269,962 | $2,030 | 5.4% | +6.9% | $134,981 |
| 3BR | $314,824 | $2,820 | 6.4% | +6.8% | $104,941 |
| 4BR | $363,036 | $3,250 | 6.4% | +6.5% | $90,759 |
| 5BR | $430,178 | — | — | +6.1% | $86,036 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85629 Compare?
| Metric | 85629 | Sahuarita | Tucson, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $338,220 | $338,220 | N/A | $419,643 |
| 5-Year CAGR | 2.7% | 2.7% | N/A | 6.5% |
| Avg Rent | $1,960 | $1,960 | N/A | - |
| Cap Rate | 4.5% | 4.5% | - | - |
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 85629 (Sahuarita, 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 | $338,220 |
| Monthly Rent | $1,960 |
| Price-to-Rent | 14.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.0% |
| Cap Rate | 4.5% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | -0.9% ▼ |
| 3-Year CAGR | -0.8% ▼ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | -1.1% ▼ |
| 3-Year CAGR | +0.4% ▲ |
| 5-Year CAGR | +2.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.5%). 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 85629
Population: 30,989
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 85629
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 high is vacancy risk in Sahuarita, AZ?
Sahuarita, AZ carries elevated vacancy risk. Expect measured absorption at market rents of $1,960/mo.
How strong is the working-renter base in Sahuarita, AZ?
The renter base in Sahuarita, AZ is reasonable for the $1,960/mo price point. Screening well and pricing to market typically yields steady tenants.
How much does a house cost in Sahuarita, AZ?
In Sahuarita, AZ the median home value sits at $338K. Against the broader AZ market, that reads as reasonable for most investors.
Are landlord laws favorable in Sahuarita, AZ?
Rental owners in Sahuarita, AZ deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What is the typical rental rate in Sahuarita, AZ?
Investors in Sahuarita, AZ typically see rents near $1,960/mo per month against $338K home values - a solid setup for rental cash flow.
You know 85629 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85629 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 85629 ranks in Tucson, AZ
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