Real Estate Investing in Elfrida, Arizona (85638)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85638 (Elfrida, AZ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 31.8% 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 Elfrida, AZ (85638)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85638 Elfrida
ZIP 85638 inside Cochise County looks affordable on the surface — median value of $240K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 85638 can be a an appealing option for hunting ground — but the discount at $240K reflects genuine risk that outside investors often underestimate.
Within AZ, ZIP 85638 trails on several market indicators that neighboring Cochise County submarkets outperform. The gap is real and healthy enough to shape underwriting.
Demographically, 85638 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.
leans 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 Elfrida:
Market Trends
Home Value History (with trend line)
📊 How Does 85638 Compare?
| Metric | 85638 | Elfrida | Sierra Vista-Douglas, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $240,132 | $219,940 | N/A | $419,643 |
| 5-Year CAGR | 2.5% | 1.3% | N/A | 6.5% |
| Avg Rent | $981 | $986 | N/A | - |
| Cap Rate | 3.2% | 3.5% | - | - |
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 85638 (Elfrida, AZ). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 85638 (Elfrida, AZ)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $240,132 |
| Monthly Rent | $981 |
| Price-to-Rent | 20.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | -0.4% ▼ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 (3.2%). 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 85638
Population: 1,621
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 85638
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
How should investors approach Elfrida, AZ?
In Elfrida, AZ the robust play is typically careful cash-flow rentals with hands-on management. The combination of $240K prices and $981/mo rents suits that approach.
What are rental rates like in Elfrida, AZ?
Average rent in Elfrida, AZ is approximately $981/mo per month. Against $240K home values that yields a reasonable rent-to-price ratio.
What is the rental occupancy rate in Elfrida, AZ?
Occupancy in Elfrida, AZ runs reliable with elevated vacancy. Well-priced units at $981/mo lease on reasonable timelines.
Are homes affordable in Elfrida, AZ?
Elfrida, AZ home values average about $240K. That price point suits investors targeting rentals with $981/mo in monthly income.
What is the renter demographic in Elfrida, AZ?
Elfrida, AZ offers a consistent renter base at the $981/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 85638 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85638 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 85638 ranks in Sierra Vista-Douglas, AZ
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 85638 (Elfrida)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 85638 (Elfrida, AZ).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.