Real Estate Investing in Tucson, Arizona (85716)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85716 (Tucson, AZ)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 13.3% of homes vacant — above national norms.
What’s happening in Tucson, AZ (85716)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85716 Tucson
The 85716 ZIP covers a section of Tucson that demands careful diligence. Prices near $313K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 85716 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader AZ picture, 85716 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Put differently, 33,447 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 85716 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 Tucson:
Property Strategy for 85716
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $178,207 | $1,040 | 4.2% | — | $178,207 |
| 2BR | $253,163 | $1,350 | 3.8% | +5.8% | $126,581 |
| 3BR | $373,751 | $1,880 | 3.6% | +6.6% | $124,584 |
| 4BR | $521,198 | $2,160 | 3.0% | +6.9% | $130,299 |
| 5BR | $701,838 | — | — | +7.3% | $140,368 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85716 Compare?
| Metric | 85716 | Tucson | Tucson, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $312,577 | $199,626 | N/A | $419,643 |
| 5-Year CAGR | 2.2% | 3.2% | N/A | 6.5% |
| Avg Rent | $1,280 | $1,466 | N/A | - |
| Cap Rate | 3.2% | 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 85716 (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 | $312,577 |
| Monthly Rent | $1,280 |
| Price-to-Rent | 20.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | -0.7% ▼ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +2.2% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 Rent Trends
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +6.0% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). 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 85716
Population: 33,447
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 85716
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
How should investors approach Tucson, AZ?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Tucson, AZ. The numbers - $313K homes against $1,280/mo rents - support that play.
What kind of vacancy should I budget for in Tucson, AZ?
Tucson, AZ carries elevated vacancy risk. Expect measured absorption at market rents of $1,280/mo.
Does Tucson, AZ make sense for an investment property?
Our data puts Tucson, AZ at 3.0/5 for investability. Home prices of $313K and rents around $1,280/mo create a solid backdrop for investor activity.
Is house hacking profitable in Tucson, AZ?
The house hack math a challenging in Tucson, AZ. Owner-occupant buyers benefit from the $1,280/mo rents and $313K home values.
Are eviction rules reasonable in Tucson, AZ?
The landlord environment in Tucson, AZ is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
You know 85716 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85716 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 85716 ranks in Tucson, AZ
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