Real Estate Investing in Show Low, Arizona (85901)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85901 (Show Low, 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: 37.2% of homes vacant — above national norms.
What’s happening in Show Low, AZ (85901)?
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Market Analysis: 85901 Show Low
Not every below-median market is a bargain. Show Low's 85901 ZIP reports signals that favor experienced operators who can absorb the risk $433K pricing implies.
The investment case in 85901 is robust only for operators who understand what they are buying. A $433K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Show Low have seen price recovery that 85901 has not matched. Navajo County data supports the view that the spread is structural rather than temporary.
A healthy renter share of 25% in 85901 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 85901 is an operator game, not a passive one. On the rental side, entry prices of $433K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Show Low:
Property Strategy for 85901
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $327,131 | $1,420 | 3.1% | +10.4% | $163,566 |
| 3BR | $486,533 | $1,760 | 2.6% | +10.2% | $162,178 |
| 4BR | $668,781 | $1,880 | 2.0% | +10.4% | $167,195 |
| 5BR | $903,126 | — | — | +10.8% | $180,625 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85901 Compare?
| Metric | 85901 | Show Low | Show Low, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $433,415 | $216,708 | N/A | $419,643 |
| 5-Year CAGR | 4.3% | 4.3% | N/A | 6.5% |
| Avg Rent | $2,129 | $2,129 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
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 85901 (Show Low, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $433,415 |
| Monthly Rent | $2,129 |
| Price-to-Rent | 17.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). 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 85901
Population: 18,821
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 85901
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.
Frequently Asked Questions
What do landlords charge for rent in Show Low, AZ?
Rent in Show Low, AZ is around $2,129/mo. The resulting rent-to-value relationship with $433K pricing is reasonable for most investor models.
Should investors worry about vacancy in Show Low, AZ?
Vacancy in Show Low, AZ is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,129/mo.
Should investors consider Show Low, AZ?
With a 3.0/5 investability score, Show Low, AZ ranks as a solid market for rental property investors. Median prices of $433K and rents of $2,129/mo drive the underlying numbers.
How strong is tenant demand in Show Low, AZ?
Working renters make up the core of the Show Low, AZ tenant base. The pool is reasonable for investors targeting long-term holds.
What type of investing works in Show Low, AZ?
Investors usually favor careful cash-flow rentals with hands-on management in Show Low, AZ. With home values at $433K and rents near $2,129/mo, other strategies can work but produce reliable rather than outsized returns.
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