Real Estate Investing in Saint David, Arizona (85630)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85630 (Saint David, 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: 31.3% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 27.6 — 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 Saint David, AZ (85630)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85630 Saint David
The 85630 ZIP in Saint David, AZ is a local-operator market. Outside capital chasing a $325K entry has to pair deep knowledge with the discount.
Put differently, the numbers look inviting — $325K purchase price, 0.0% nominal cap — the work to hit that pro forma in 85630 is substantial and deserves full respect.
Regionally, 85630 sits on the difficult end of the AZ spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Stepping back, 1,942 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.
Distressed ZIPs reward experience. impressive returns are possible in 85630, 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 Saint David:
Market Trends
Home Value History (with trend line)
📊 How Does 85630 Compare?
| Metric | 85630 | Saint David | Sierra Vista-Douglas, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $325,291 | $325,291 | N/A | $419,643 |
| 5-Year CAGR | 4.0% | 4.0% | N/A | 6.5% |
| Avg Rent | $981 | $981 | N/A | - |
| Cap Rate | 2.4% | 2.4% | - | - |
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 85630 (Saint David, AZ). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 85630 (Saint David, AZ)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $325,291 |
| Monthly Rent | $981 |
| Price-to-Rent | 27.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.4% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (2.4%). 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 85630
Population: 1,942
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 85630
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
Where do rents currently stand in Saint David, AZ?
Rental rates in Saint David, AZ average $981/mo. Tenant demand and $325K home values make the yield look reasonable by investor standards.
Is housing expensive in Saint David, AZ?
The median home value in Saint David, AZ is roughly $325K. That puts it reasonable relative to the AZ statewide average.
Does Saint David, AZ make sense for an investment property?
Saint David, AZ scores 3.0/5 for investability. Home values sit at $325K and rents near $981/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How tight is the rental market in Saint David, AZ?
Rental vacancy in Saint David, AZ is elevated. Investors should budget normal turnover but not chronic empty units.
Is it easy to find good tenants in Saint David, AZ?
Expect a solid tenant pool in Saint David, AZ. The rental market absorbs $981/mo rents without meaningful friction.
You know 85630 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85630 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 85630 ranks in Sierra Vista-Douglas, AZ
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 85630 (Saint David)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 85630 (Saint David, AZ).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.