Real Estate Investing in Tucson, Arizona (85718)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85718 (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.
- High vacancy: 15.0% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 42.9 — hard to cash-flow at these prices.
What’s happening in Tucson, AZ (85718)?
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Market Analysis: 85718 Tucson
The 85718 ZIP in Tucson, AZ is a local-operator market. Outside capital chasing a $739K entry has to pair deep knowledge with the discount.
Rent of $1,436/mo on a $739K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 85718 sits below the stated 0.0% once reality is priced in.
Within AZ, ZIP 85718 trails on several market indicators that neighboring Pima County submarkets outperform. The gap is real and resilient enough to shape underwriting.
The demographic picture in 85718 includes headwinds that any investor should price in. Income distribution skews lower than Tucson averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 85718 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Tucson:
Property Strategy for 85718
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $213,065 | $1,110 | 3.8% | +7.8% | $213,065 |
| 2BR | $332,468 | $1,440 | 3.1% | +6.2% | $166,234 |
| 3BR | $706,001 | $2,000 | 2.0% | +8.3% | $235,334 |
| 4BR | $995,872 | $2,310 | 1.7% | +8.8% | $248,968 |
| 5BR | $1,345,943 | — | — | +9.5% | $269,189 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85718 Compare?
| Metric | 85718 | Tucson | Tucson, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $739,399 | $199,626 | N/A | $419,643 |
| 5-Year CAGR | 4.8% | 3.2% | N/A | 6.5% |
| Avg Rent | $1,436 | $1,466 | N/A | - |
| Cap Rate | 1.5% | 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 85718 (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 | $739,399 |
| Monthly Rent | $1,436 |
| Price-to-Rent | 42.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.3% |
| Cap Rate | 1.5% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 Rent Trends
| 1-Year | -4.8% ▼ |
| 3-Year CAGR | -1.5% ▼ |
| 5-Year CAGR | +1.6% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.5%). 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 85718
Population: 27,721
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 85718
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
How much rent can I charge in Tucson, AZ?
Rent in Tucson, AZ is around $1,436/mo. The resulting rent-to-value relationship with $739K pricing is reasonable for most investor models.
Is rental property easy to operate in Tucson, AZ?
Tucson, AZ operates under AZ law, which is landlord-friendly overall for landlords. Expect stable treatment in typical lease and eviction cases.
How high is vacancy risk in Tucson, AZ?
Expect elevated vacancy in Tucson, AZ. Rents at $1,436/mo are absorbed by the tenant base without meaningful lag.
Can I live-in-and-rent in Tucson, AZ?
The a challenging house-hack environment in Tucson, AZ reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the smart move for investors in Tucson, AZ?
Tucson, AZ investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($739K prices, $1,436/mo rents) make it a reasonable choice.
You know 85718 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85718 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 85718 ranks in Tucson, AZ
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