Real Estate Investing in Sierra Vista, Arizona (85635)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85635 (Sierra Vista, AZ)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 9.8% vacancy may signal weakening demand.
What’s happening in Sierra Vista, AZ (85635)?
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Market Analysis: 85635 Sierra Vista
ZIP 85635 in Sierra Vista, AZ carries a substantial set of headwinds. Home values near $270K and rents of $1,315/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $270K asset, 85635 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader AZ picture, 85635 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 85635 includes headwinds that any investor should price in. Income distribution skews lower than Sierra Vista averages, and tenant stability requires active management.
Strategically, 85635 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Sierra Vista:
Property Strategy for 85635
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $193,230 | $1,280 | 4.8% | +9.0% | $96,615 |
| 3BR | $261,468 | $1,780 | 4.9% | +7.9% | $87,156 |
| 4BR | $334,066 | $2,150 | 4.6% | +7.1% | $83,517 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85635 Compare?
| Metric | 85635 | Sierra Vista | Sierra Vista-Douglas, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $270,489 | $317,628 | N/A | $419,643 |
| 5-Year CAGR | 4.3% | 4.4% | N/A | 6.5% |
| Avg Rent | $1,315 | $1,657 | N/A | - |
| Cap Rate | 3.8% | 4.0% | - | - |
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 85635 (Sierra Vista, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $270,489 |
| Monthly Rent | $1,315 |
| Price-to-Rent | 17.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +1.9% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 Rent Trends
| 1-Year | +2.3% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). 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 85635
Population: 34,958
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 85635
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,720 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Sierra Vista in AZ worth investing in?
Sierra Vista, AZ scores 3.0/5 for investability. Home values sit at $270K and rents near $1,315/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What approach is best for Sierra Vista, AZ real estate?
For Sierra Vista, AZ, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Should investors worry about vacancy in Sierra Vista, AZ?
Sierra Vista, AZ carries elevated vacancy risk. Expect even-keeled absorption at market rents of $1,315/mo.
Can I house hack in Sierra Vista, AZ?
The house hack math a challenging in Sierra Vista, AZ. Owner-occupant buyers benefit from the $1,315/mo rents and $270K home values.
What is the renter demographic in Sierra Vista, AZ?
The renter base in Sierra Vista, AZ is reasonable for the $1,315/mo price point. Screening well and pricing to market typically yields predictable tenants.
You know 85635 now. You don’t know where it ranks.
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How 85635 ranks in Sierra Vista-Douglas, AZ
Every ZIP in this metro, ranked. Free.
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