Real Estate Investing in Concho, Arizona (85924)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85924 (Concho, 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: 40.9% of homes vacant — above national norms.
- Lower household income: $29,909 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Concho, AZ (85924)?
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Market Analysis: 85924 Concho
From an investor standpoint, ZIP 85924 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $272K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 85924 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader AZ picture, 85924 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A impressive renter share of 5% in 85924 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. significant returns are possible in 85924, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Concho:
Market Trends
Home Value History (with trend line)
📊 How Does 85924 Compare?
| Metric | 85924 | Concho | Arizona |
|---|---|---|---|
| Home Value | $272,311 | $272,311 | $419,643 |
| 5-Year CAGR | 4.2% | 4.2% | 6.5% |
| Avg Rent | $1,377 | $1,377 | - |
| Cap Rate | 3.9% | 3.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85924 (Concho, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $272,311 |
| Monthly Rent | $1,377 |
| Price-to-Rent | 16.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 3.9% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | -1.9% ▼ |
| 3-Year CAGR | -2.3% ▼ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (3.9%). 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 85924
Population: 2,336
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 85924
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 is the typical home price in Concho, AZ?
Homes in Concho, AZ typically sell near $272K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
What is it like being a landlord in Concho, AZ?
AZ ranks as a landlord-friendly state for landlord-tenant law. Concho generally follows the statewide framework, so landlords face reasonable operating rules.
Which investment style suits Concho, AZ?
Investors usually favor careful cash-flow rentals with hands-on management in Concho, AZ. With home values at $272K and rents near $1,377/mo, other strategies can work but produce reliable rather than outsized returns.
Does house hacking make sense in Concho, AZ?
House hacking works a challenging in Concho, AZ. Rents of $1,377/mo against $272K acquisition make the strategy solid for owner-occupants.
What is the typical renter like in Concho, AZ?
Concho, AZ offers a predictable renter base at the $1,377/mo rent level. Tenant turnover is reasonable for well-managed properties.
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