Real Estate Investing in Rio Rico, Arizona (85648)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85648 (Rio Rico, 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.
What’s happening in Rio Rico, AZ (85648)?
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Market Analysis: 85648 Rio Rico
This part of Santa Cruz County is not an easy win. The 85648 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 85648 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 85648's metrics run below Santa Cruz County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A robust renter share of 18% in 85648 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 85648 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Rio Rico:
Property Strategy for 85648
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $222,949 | $1,400 | 4.5% | +8.4% | $111,475 |
| 3BR | $258,615 | $1,950 | 5.4% | +8.3% | $86,205 |
| 4BR | $331,965 | $2,000 | 4.3% | +8.3% | $82,991 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85648 Compare?
| Metric | 85648 | Rio Rico | Nogales, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $272,568 | $272,568 | N/A | $419,643 |
| 5-Year CAGR | 4.5% | 4.5% | N/A | 6.5% |
| Avg Rent | $1,407 | $1,407 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85648 (Rio Rico, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $272,568 |
| Monthly Rent | $1,407 |
| Price-to-Rent | 16.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +2.7% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 (4.0%). 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 85648
Population: 21,844
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 85648
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 tight is the rental market in Rio Rico, AZ?
Occupancy in Rio Rico, AZ runs steady with elevated vacancy. Well-priced units at $1,407/mo lease on reasonable timelines.
What kind of tenants rent in Rio Rico, AZ?
The tenant pool in Rio Rico, AZ is solid, supported by local employment and population fundamentals. Rents of $1,407/mo are well-absorbed by the market.
How should investors approach Rio Rico, AZ?
The best-fit strategy in Rio Rico, AZ is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How much does a house cost in Rio Rico, AZ?
Rio Rico, AZ home values average about $273K. That price point suits investors targeting rentals with $1,407/mo in monthly income.
How much do tenants pay in Rio Rico, AZ?
Average rent in Rio Rico, AZ is approximately $1,407/mo per month. Against $273K home values that yields a reasonable rent-to-price ratio.
You know 85648 now. You don’t know where it ranks.
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How 85648 ranks in Nogales, AZ
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