Real Estate Investing in Sierra Vista, Arizona (85650)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85650 (Sierra Vista, AZ)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
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 Sierra Vista, AZ (85650)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85650 Sierra Vista
ZIP 85650 in Sierra Vista, AZ carries a durable set of headwinds. Home values near $365K and rents of $1,999/mo sit inside a market where underwriting has to be tight.
Stepping back, the numbers look inviting — $365K purchase price, 0.0% nominal cap — the work to hit that pro forma in 85650 is substantial and deserves full respect.
Regionally, 85650 sits on the difficult end of the AZ spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
A substantial renter share of 20% in 85650 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 85650 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 85650
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $317,062 | $1,530 | 3.5% | +7.8% | $158,531 |
| 3BR | $339,517 | $2,130 | 4.5% | +6.9% | $113,172 |
| 4BR | $388,496 | $2,570 | 4.8% | +6.6% | $97,124 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85650 Compare?
| Metric | 85650 | Sierra Vista | Sierra Vista-Douglas, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $364,767 | $317,628 | N/A | $419,643 |
| 5-Year CAGR | 4.5% | 4.4% | N/A | 6.5% |
| Avg Rent | $1,999 | $1,657 | N/A | - |
| Cap Rate | 4.3% | 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 85650 (Sierra Vista, AZ). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 85650 (Sierra Vista, AZ)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $364,767 |
| Monthly Rent | $1,999 |
| Price-to-Rent | 15.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 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 (4.3%). 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 85650
Population: 14,154
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 85650
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 housing expensive in Sierra Vista, AZ?
Sierra Vista, AZ home values average about $365K. That price point suits investors targeting rentals with $1,999/mo in monthly income.
How strong is tenant demand in Sierra Vista, AZ?
Working renters make up the core of the Sierra Vista, AZ tenant base. The pool is reasonable for investors targeting long-term holds.
Should investors consider Sierra Vista, AZ?
With a 3.0/5 investability score, Sierra Vista, AZ ranks as a solid market for rental property investors. Median prices of $365K and rents of $1,999/mo drive the underlying numbers.
Is vacancy a concern in Sierra Vista, AZ?
Rental vacancy in Sierra Vista, AZ is elevated. Investors should budget normal turnover but not chronic empty units.
How strict are landlord regulations in Sierra Vista, AZ?
Rental owners in Sierra Vista, AZ deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 85650 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85650 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 85650 ranks in Sierra Vista-Douglas, AZ
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 85650 (Sierra Vista)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 85650 (Sierra Vista, AZ).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.