Real Estate Investing in Saint Johns, Arizona (85936)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85936 (Saint Johns, 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.
- High vacancy: 36.2% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Saint Johns, AZ (85936)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85936 Saint Johns
ZIP 85936 inside Apache County looks affordable on the surface — median value of $243K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 85936 is significant only for operators who understand what they are buying. A $243K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Saint Johns have seen price recovery that 85936 has not matched. Apache County data supports the view that the spread is structural rather than temporary.
From an investor standpoint, 3,966 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Experienced landlords with local relationships tend to find 85936 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Saint Johns:
Market Trends
Home Value History (with trend line)
📊 How Does 85936 Compare?
| Metric | 85936 | Saint Johns | Arizona |
|---|---|---|---|
| Home Value | $242,672 | $242,672 | $419,643 |
| 5-Year CAGR | 4.6% | 4.6% | 6.5% |
| Avg Rent | $1,062 | $1,062 | - |
| Cap Rate | 3.4% | 3.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85936 (Saint Johns, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $242,672 |
| Monthly Rent | $1,062 |
| Price-to-Rent | 19.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 (3.4%). 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 85936
Population: 3,966
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 85936
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
Does house hacking work in Saint Johns, AZ?
House hacking works a challenging in Saint Johns, AZ. Rents of $1,062/mo against $243K acquisition make the strategy solid for owner-occupants.
How do landlord-tenant laws work in Saint Johns, AZ?
AZ law landlord-friendly for landlords, and Saint Johns inherits those rules. Investors should still review local ordinances for rental licensing.
What is the renter demographic in Saint Johns, AZ?
Saint Johns, AZ offers a reliable renter base at the $1,062/mo rent level. Tenant turnover is reasonable for well-managed properties.
What kind of vacancy should I budget for in Saint Johns, AZ?
Occupancy in Saint Johns, AZ runs even-keeled with elevated vacancy. Well-priced units at $1,062/mo lease on reasonable timelines.
What monthly rent should investors expect in Saint Johns, AZ?
Average rent in Saint Johns, AZ is approximately $1,062/mo per month. Against $243K home values that yields a reasonable rent-to-price ratio.
You know 85936 now. You don’t know where it ranks.
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