Real Estate Investing in Tucson, Arizona (85704)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85704 (Tucson, 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.
- Elevated vacancy: 9.5% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 25.7 — hard to cash-flow at these prices.
What’s happening in Tucson, AZ (85704)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85704 Tucson
Not every below-median market is a bargain. Tucson's 85704 ZIP clocks in at signals that favor experienced operators who can absorb the risk $452K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 85704 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader AZ picture, 85704 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 85704 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 85704 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 Tucson:
Property Strategy for 85704
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $131,291 | $1,270 | 7.0% | +6.3% | $131,291 |
| 2BR | $288,485 | $1,650 | 4.1% | +6.9% | $144,242 |
| 3BR | $435,013 | $2,290 | 3.8% | +7.7% | $145,004 |
| 4BR | $570,326 | $2,640 | 3.3% | +7.7% | $142,582 |
| 5BR | $698,711 | — | — | +8.2% | $139,742 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85704 Compare?
| Metric | 85704 | Tucson | Tucson, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $452,076 | $199,626 | N/A | $419,643 |
| 5-Year CAGR | 4.1% | 3.2% | N/A | 6.5% |
| Avg Rent | $1,463 | $1,466 | N/A | - |
| Cap Rate | 2.5% | 3.4% | - | - |
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 85704 (Tucson, 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 | $452,076 |
| Monthly Rent | $1,463 |
| Price-to-Rent | 25.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 Rent Trends
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +2.6% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.5%). 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 85704
Population: 34,608
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 85704
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 6,519 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does house hacking make sense in Tucson, AZ?
House hacking works a challenging in Tucson, AZ. Rents of $1,463/mo against $452K acquisition make the strategy solid for owner-occupants.
How landlord-friendly is Tucson, AZ?
Landlord-friendliness in Tucson, AZ is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Do rentals sit vacant long in Tucson, AZ?
Expect elevated vacancy in Tucson, AZ. Rents at $1,463/mo are absorbed by the tenant base without meaningful lag.
What do rentals go for in Tucson, AZ?
Average rent in Tucson, AZ is approximately $1,463/mo per month. Against $452K home values that yields a reasonable rent-to-price ratio.
How much should I expect to pay for a home in Tucson, AZ?
Typical homes in Tucson, AZ go for around $452K. The 5-year CAGR of 0.0% stable price movement.
You know 85704 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85704 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 85704 ranks in Tucson, AZ
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