Real Estate Investing in Tucson, Arizona (85713)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85713 (Tucson, AZ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 12.5% of homes vacant — above national norms.
What’s happening in Tucson, AZ (85713)?
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Market Analysis: 85713 Tucson
Not every below-median market is a bargain. Tucson's 85713 ZIP sits at signals that favor experienced operators who can absorb the risk $239K pricing implies.
The investment case in 85713 is significant only for operators who understand what they are buying. A $239K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader AZ picture, 85713 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 85713 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
New investors are better served looking at Tucson's stable or hybrid ZIPs before stepping into 85713. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Tucson:
Property Strategy for 85713
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $212,881 | $1,280 | 4.3% | +8.9% | $106,440 |
| 3BR | $265,195 | $1,780 | 4.8% | +8.1% | $88,398 |
| 4BR | $300,348 | $2,050 | 4.9% | +7.6% | $75,087 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85713 Compare?
| Metric | 85713 | Tucson | Tucson, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $239,226 | $199,626 | N/A | $419,643 |
| 5-Year CAGR | 3.2% | 3.2% | N/A | 6.5% |
| Avg Rent | $1,428 | $1,466 | N/A | - |
| Cap Rate | 4.7% | 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 85713 (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 | $239,226 |
| Monthly Rent | $1,428 |
| Price-to-Rent | 14.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.2% |
| Cap Rate | 4.7% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | -2.5% ▼ |
| 3-Year CAGR | +0.0% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 Rent Trends
| 1-Year | +2.7% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.7%). 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 85713
Population: 45,615
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 85713
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 8,575 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average home sale price in Tucson, AZ?
Expect median prices around $239K in Tucson, AZ. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
What is the best play in Tucson, AZ?
Tucson, AZ investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($239K prices, $1,428/mo rents) make it a reasonable choice.
Are there empty rentals in Tucson, AZ?
Vacancy in Tucson, AZ is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,428/mo.
Is AZ a landlord-friendly state?
The landlord environment in Tucson, AZ is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
How does Tucson, AZ stack up for property investment?
Yes - Tucson, AZ a 3.0/5 investability score. With $239K home prices against $1,428/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 85713 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85713 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 85713 ranks in Tucson, AZ
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