Real Estate Investing in Nutrioso, Arizona (85932)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85932 (Nutrioso, AZ)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 59.8% of homes vacant — above national norms.
- Elevated poverty: 35.7% poverty rate — can affect rent collection.
- High price-to-rent: Price-to-rent ratio 31.6 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Nutrioso, AZ (85932)?
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Market Analysis: 85932 Nutrioso
Investors eyeing 85932 need to respect the fundamentals at play. Home values of $446K come alongside slower price movement and elevated management overhead.
The investment case in 85932 is solid only for operators who understand what they are buying. A $446K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 85932's metrics run below Apache County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 85932 ZIP's population of 972 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that stands at the need for careful underwriting.
Distressed ZIPs reward experience. substantial returns are possible in 85932, 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 Nutrioso:
Market Trends
Home Value History (with trend line)
📊 How Does 85932 Compare?
| Metric | 85932 | Nutrioso | Arizona |
|---|---|---|---|
| Home Value | $446,498 | $446,498 | $419,643 |
| 5-Year CAGR | N/A | N/A | 6.5% |
| Avg Rent | $1,179 | $1,179 | - |
| Cap Rate | 2.1% | 2.1% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85932 (Nutrioso, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $446,498 |
| Monthly Rent | $1,179 |
| Price-to-Rent | 31.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 (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 85932
Population: 972
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
Frequently Asked Questions
What monthly rent should investors expect in Nutrioso, AZ?
Nutrioso, AZ rentals go for roughly $1,179/mo a month. That puts gross yield in solid territory relative to $446K acquisition costs.
Is Nutrioso, AZ landlord-friendly?
Landlord-friendliness in Nutrioso, AZ is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How tight is the rental market in Nutrioso, AZ?
Vacancy in Nutrioso, AZ is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,179/mo.
How viable is house hacking in Nutrioso, AZ?
Nutrioso, AZ offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,179/mo rent level.
Which investment style suits Nutrioso, AZ?
Most investors in Nutrioso, AZ run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
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