Real Estate Investing in Amado, Arizona (85645)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85645 (Amado, AZ)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Amado, AZ (85645)?
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Market Analysis: 85645 Amado
Not every below-median market is a bargain. Amado's 85645 ZIP records signals that favor experienced operators who can absorb the risk $267K pricing implies.
Rent of $1,413/mo on a $267K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 85645 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 85645 among AZ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A robust renter share of 6% in 85645 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 85645 is an operator game, not a passive one. On the rental side, entry prices of $267K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Amado:
Market Trends
Home Value History (with trend line)
📊 How Does 85645 Compare?
| Metric | 85645 | Amado | Tucson, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $266,963 | $266,963 | N/A | $419,643 |
| 5-Year CAGR | 4.7% | 4.7% | N/A | 6.5% |
| Avg Rent | $1,413 | $1,413 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85645 (Amado, 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 | $266,963 |
| Monthly Rent | $1,413 |
| Price-to-Rent | 15.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.1% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +1.0% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 (4.1%). 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 85645
Population: 1,317
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 85645
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 landlord-friendly is Amado, AZ?
The landlord environment in Amado, AZ is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Are renters plentiful in Amado, AZ?
Working renters make up the core of the Amado, AZ tenant base. The pool is reasonable for investors targeting long-term holds.
Is Amado, AZ good for house hacking?
House hacking in Amado, AZ is a challenging. With home values around $267K and rents at $1,413/mo, owner-occupants can offset a meaningful share of PITI.
Where do rents currently stand in Amado, AZ?
The typical rental in Amado, AZ commands about $1,413/mo monthly. That rent profile steady cash flow against the $267K purchase basis.
What are home prices like in Amado, AZ?
Median home price in Amado, AZ is near $267K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
You know 85645 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85645 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 85645 ranks in Tucson, AZ
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