Real Estate Investing in Tucson, Arizona (85749)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85749 (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.
- Elevated vacancy: 10.5% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 31.5 — hard to cash-flow at these prices.
What’s happening in Tucson, AZ (85749)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85749 Tucson
ZIP 85749 inside Pima County looks affordable on the surface — median value of $659K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $1,744/mo on a $659K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 85749 sits below the stated 0.0% once reality is priced in.
Regionally, 85749 sits on the difficult end of the AZ spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 85749 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 85749 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 85749
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $455,548 | $1,720 | 2.7% | +6.8% | $227,774 |
| 3BR | $579,497 | $2,390 | 3.0% | +7.7% | $193,166 |
| 4BR | $722,450 | $2,750 | 2.7% | +7.9% | $180,613 |
| 5BR | $904,086 | — | — | +8.6% | $180,817 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85749 Compare?
| Metric | 85749 | Tucson | Tucson, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $658,915 | $199,626 | N/A | $419,643 |
| 5-Year CAGR | 4.0% | 3.2% | N/A | 6.5% |
| Avg Rent | $1,744 | $1,466 | N/A | - |
| Cap Rate | 2.1% | 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 85749 (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 | $658,915 |
| Monthly Rent | $1,744 |
| Price-to-Rent | 31.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | +1.5% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 Rent Trends
| 1-Year | -0.9% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.1%). 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 85749
Population: 18,257
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 85749
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 2,056 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much is rent in Tucson, AZ?
Rent in Tucson, AZ is around $1,744/mo. The resulting rent-to-value relationship with $659K pricing is reasonable for most investor models.
What real estate strategy is ideal for Tucson, AZ?
In Tucson, AZ the durable play is typically careful cash-flow rentals with hands-on management. The combination of $659K prices and $1,744/mo rents suits that approach.
How strong is Tucson, AZ for real estate investors?
The 3.0/5 investability rating in Tucson, AZ reflects its $659K prices and $1,744/mo rents. Investors generally consider it a solid option within AZ.
What is the rental occupancy rate in Tucson, AZ?
Tucson, AZ sees elevated vacancy, which is reasonable relative to the broader AZ rental market.
Does a duplex house hack pencil in Tucson, AZ?
House hacking in Tucson, AZ is a challenging. With home values around $659K and rents at $1,744/mo, owner-occupants can offset a meaningful share of PITI.
You know 85749 now. You don’t know where it ranks.
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How 85749 ranks in Tucson, AZ
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