Real Estate Investing in Marana, Arizona (85653)
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Should you buy in 85653 (Marana, 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.
- 1-year downturn: Values declined 3.6% in the last year.
What’s happening in Marana, AZ (85653)?
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Market Analysis: 85653 Marana
The 85653 ZIP in Marana, AZ is a local-operator market. Outside capital chasing a $371K entry has to pair deep knowledge with the discount.
Stepping back, the numbers look inviting — $371K purchase price, 0.0% nominal cap — the work to hit that pro forma in 85653 is substantial and deserves full respect.
From an investor standpoint, 85653 offers a low basis, the region around Marana has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Who lives in 85653 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 85653 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Marana:
Property Strategy for 85653
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $367,023 | $1,620 | 3.2% | +7.4% | $183,511 |
| 3BR | $350,994 | $2,250 | 4.6% | +7.3% | $116,998 |
| 4BR | $394,520 | $2,590 | 4.7% | +7.1% | $98,630 |
| 5BR | $448,860 | — | — | +6.8% | $89,772 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85653 Compare?
| Metric | 85653 | Marana | Tucson, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $371,333 | $451,426 | N/A | $419,643 |
| 5-Year CAGR | 2.5% | 2.9% | N/A | 6.5% |
| Avg Rent | $2,178 | $2,213 | N/A | - |
| Cap Rate | 4.6% | 3.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85653 (Marana, 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 | $371,333 |
| Monthly Rent | $2,178 |
| Price-to-Rent | 14.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.0% |
| Cap Rate | 4.6% |
| 5-Year IRR | 7.0% |
📈 Home Appreciation
| 1-Year | -3.6% ▼ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 Rent Trends
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.6%). 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 85653
Population: 22,796
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 85653
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
Which investment style suits Marana, AZ?
A careful cash-flow rentals with hands-on management strategy Marana, AZ best. The market produces measured results for that approach at the $371K price point.
What is the average monthly rent in Marana, AZ?
Rent in Marana, AZ is around $2,178/mo. The resulting rent-to-value relationship with $371K pricing is reasonable for most investor models.
Are renters plentiful in Marana, AZ?
Working renters make up the core of the Marana, AZ tenant base. The pool is reasonable for investors targeting long-term holds.
Should investors worry about vacancy in Marana, AZ?
Marana, AZ sees elevated vacancy, which is reasonable relative to the broader AZ rental market.
How viable is house hacking in Marana, AZ?
The house hack math a challenging in Marana, AZ. Owner-occupant buyers benefit from the $2,178/mo rents and $371K home values.
You know 85653 now. You don’t know where it ranks.
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How 85653 ranks in Tucson, AZ
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