Real Estate Investing in San Simon, Arizona (85632)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85632 (San Simon, AZ)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 42.0% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in San Simon, AZ (85632)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85632 San Simon
Investors eyeing 85632 need to respect the fundamentals at play. Home values of $245K come alongside slower price movement and elevated management overhead.
The investment case in 85632 is impressive only for operators who understand what they are buying. A $245K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in San Simon have seen price recovery that 85632 has not matched. Cochise County data supports the view that the spread is structural rather than temporary.
Demographically, 85632 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
New investors are better served looking at San Simon's stable or hybrid ZIPs before stepping into 85632. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in San Simon:
Market Trends
Home Value History (with trend line)
📊 How Does 85632 Compare?
| Metric | 85632 | San Simon | Sierra Vista-Douglas, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $244,981 | $244,981 | N/A | $419,643 |
| 5-Year CAGR | N/A | N/A | N/A | 6.5% |
| Avg Rent | $981 | $981 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85632 (San Simon, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $244,981 |
| Monthly Rent | $981 |
| Price-to-Rent | 20.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 (3.1%). 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 85632
Population: 873
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 85632
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
What is the typical vacancy rate in San Simon, AZ?
Occupancy in San Simon, AZ runs predictable with elevated vacancy. Well-priced units at $981/mo lease on reasonable timelines.
How strong is the working-renter base in San Simon, AZ?
The renter base in San Simon, AZ is reasonable for the $981/mo price point. Screening well and pricing to market typically yields steady tenants.
Are landlord laws favorable in San Simon, AZ?
Rental owners in San Simon, AZ deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Are rents high in San Simon, AZ?
Rents in San Simon, AZ run near $981/mo. Compared with median home prices of $245K that produces solid gross yields for typical rentals.
What does house hacking look like in San Simon, AZ?
For house hackers, San Simon, AZ is a challenging. The $981/mo rent on a unit helps defray the mortgage on a $245K property.
You know 85632 now. You don’t know where it ranks.
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