Real Estate Investing in Tucson, Arizona (85746)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85746 (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.
- Elevated vacancy: 8.6% vacancy may signal weakening demand.
What’s happening in Tucson, AZ (85746)?
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Market Analysis: 85746 Tucson
The 85746 ZIP in Tucson, AZ is a local-operator market. Outside capital chasing a $286K entry has to pair deep knowledge with the discount.
Rent of $1,311/mo on a $286K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 85746 sits below the stated 0.0% once reality is priced in.
Turning to rents, 85746 offers a low basis, the region around Tucson has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 85746 ZIP's population of 44,030 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
Strategy in 85746 is an operator game, not a passive one. Put differently, entry prices of $286K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Tucson:
Property Strategy for 85746
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $225,543 | $1,560 | 5.0% | +8.8% | $112,772 |
| 3BR | $284,116 | $2,170 | 5.5% | +7.9% | $94,705 |
| 4BR | $314,867 | $2,500 | 5.7% | +7.5% | $78,717 |
| 5BR | $355,737 | — | — | +7.5% | $71,147 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85746 Compare?
| Metric | 85746 | Tucson | Tucson, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $285,574 | $199,626 | N/A | $419,643 |
| 5-Year CAGR | 3.2% | 3.2% | N/A | 6.5% |
| Avg Rent | $1,311 | $1,466 | N/A | - |
| Cap Rate | 3.6% | 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 85746 (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 | $285,574 |
| Monthly Rent | $1,311 |
| Price-to-Rent | 18.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | -2.0% ▼ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 Rent Trends
| 1-Year | -21.2% ▼ |
| 3-Year CAGR | -7.9% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.6%). 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 85746
Population: 44,030
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 85746
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 strong are rents in Tucson, AZ?
Rents in Tucson, AZ run near $1,311/mo. Compared with median home prices of $286K that produces solid gross yields for typical rentals.
What investment strategy works best in Tucson, AZ?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Tucson, AZ. The numbers - $286K homes against $1,311/mo rents - support that play.
Should investors consider Tucson, AZ?
Investors tracking Tucson, AZ will find a 3.0/5 rating supported by $286K median home values and $1,311/mo rents. That profile suits long-term holders targeting stable returns.
Is Tucson, AZ good for house hacking?
House hacking works a challenging in Tucson, AZ. Rents of $1,311/mo against $286K acquisition make the strategy solid for owner-occupants.
What is the rental occupancy rate in Tucson, AZ?
Vacancy risk in Tucson, AZ is elevated. That supports even-keeled cash flow for typical rental holds.
You know 85746 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85746 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 85746 ranks in Tucson, AZ
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