Real Estate Investing in Tucson, Arizona (85701)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85701 (Tucson, AZ)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 15.6% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.1% CAGR).
- 1-year downturn: Values declined 3.1% in the last year.
- Higher unemployment: 8.4% unemployment — tenant risk signal.
What’s happening in Tucson, AZ (85701)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85701 Tucson
Meanwhile, ZIP 85701 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $402K median. It rewards specialists, not generalists.
For an experienced owner, 85701 can be a worth a close look for hunting ground — but the discount at $402K reflects genuine risk that outside investors often underestimate.
Within AZ, ZIP 85701 trails on several market indicators that neighboring Pima County submarkets outperform. The gap is real and healthy enough to shape underwriting.
Who lives in 85701 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Tucson:
Property Strategy for 85701
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $413,932 | $1,540 | 2.7% | +5.3% | $206,966 |
| 3BR | $555,134 | $2,140 | 2.8% | +6.5% | $185,045 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85701 Compare?
| Metric | 85701 | Tucson | Tucson, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $402,347 | $199,626 | N/A | $419,643 |
| 5-Year CAGR | 1.1% | 3.2% | N/A | 6.5% |
| Avg Rent | $1,284 | $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 85701 (Tucson, AZ). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 85701 (Tucson, AZ)?
~25 seconds · no account needed · your report is anonymous
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 | $402,347 |
| Monthly Rent | $1,284 |
| Price-to-Rent | 26.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 3.6% |
📈 Home Appreciation
| 1-Year | -3.1% ▼ |
| 3-Year CAGR | -1.2% ▼ |
| 5-Year CAGR | +1.1% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 Rent Trends
| 1-Year | -15.0% ▼ |
| 3-Year CAGR | -5.7% ▼ |
| 5-Year CAGR | N/A |
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 85701
Population: 5,169
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 85701
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Pima County JTED - Bridges Day Program
Frances Owen Holaway Elementary School
Pueblo Gardens Elementary
Rio Vista Elementary School
Borton Primary Magnet School
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 much do tenants pay in Tucson, AZ?
Expect rents around $1,284/mo per month in Tucson, AZ. With home values at $402K, the yield math works out to reasonable levels for rental investors.
Are renters plentiful in Tucson, AZ?
Tucson, AZ draws a measured base of working renters. Demand at the $1,284/mo rent level is reasonable for standard single-family and small multi rentals.
How strict are landlord regulations in Tucson, AZ?
Tucson, AZ operates under AZ law, which is landlord-friendly overall for landlords. Expect reliable treatment in typical lease and eviction cases.
Does house hacking make sense in Tucson, AZ?
House hacking in Tucson, AZ is reasonable to execute. Prices around $402K and rents of $1,284/mo solid owner-occupant economics.
What real estate strategy is ideal for Tucson, AZ?
For Tucson, AZ, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 85701 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85701 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 85701 ranks in Tucson, AZ
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 85701 (Tucson)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 85701 (Tucson, AZ).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.