Real Estate Investing in Tucson, Arizona (85742)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85742 (Tucson, AZ)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Tucson, AZ (85742)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85742 Tucson
The 85742 ZIP in Tucson, AZ is a local-operator market. Outside capital chasing a $386K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 85742 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Tucson have seen price recovery that 85742 has not matched. Pima County data supports the view that the spread is structural rather than temporary.
Turning to rents, 30,198 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.
The 85742 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Tucson:
Property Strategy for 85742
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $314,506 | $1,980 | 4.5% | +6.8% | $157,253 |
| 3BR | $354,551 | $2,750 | 5.6% | +6.7% | $118,184 |
| 4BR | $445,632 | $3,170 | 5.1% | +6.7% | $111,408 |
| 5BR | $599,208 | — | — | +7.5% | $119,842 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85742 Compare?
| Metric | 85742 | Tucson | Tucson, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $386,163 | $199,626 | N/A | $419,643 |
| 5-Year CAGR | 2.9% | 3.2% | N/A | 6.5% |
| Avg Rent | $1,733 | $1,466 | N/A | - |
| Cap Rate | 3.5% | 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 85742 (Tucson, AZ). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 85742 (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 | $386,163 |
| Monthly Rent | $1,733 |
| Price-to-Rent | 18.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | -1.0% ▼ |
| 3-Year CAGR | -0.5% ▼ |
| 5-Year CAGR | +2.9% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 Rent Trends
| 1-Year | -8.4% ▼ |
| 3-Year CAGR | -1.6% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.5%). 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 85742
Population: 30,198
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 85742
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
What is the smart move for investors in Tucson, AZ?
In Tucson, AZ the robust play is typically careful cash-flow rentals with hands-on management. The combination of $386K prices and $1,733/mo rents suits that approach.
What is the tenant pool like in Tucson, AZ?
The tenant pool in Tucson, AZ is solid, supported by local employment and population fundamentals. Rents of $1,733/mo are well-absorbed by the market.
What kind of vacancy should I budget for in Tucson, AZ?
Occupancy in Tucson, AZ runs predictable with elevated vacancy. Well-priced units at $1,733/mo lease on reasonable timelines.
What does house hacking look like in Tucson, AZ?
For house hackers, Tucson, AZ is a challenging. The $1,733/mo rent on a unit helps defray the mortgage on a $386K property.
Is Tucson, AZ landlord-friendly?
AZ law landlord-friendly for landlords, and Tucson inherits those rules. Investors should still review local ordinances for rental licensing.
You know 85742 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85742 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 85742 ranks in Tucson, AZ
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 85742 (Tucson)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 85742 (Tucson, AZ).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.