Real Estate Investing in Pinetop, Arizona (85935)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85935 (Pinetop, 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: 64.0% of homes vacant — above national norms.
What’s happening in Pinetop, AZ (85935)?
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Market Analysis: 85935 Pinetop
The 85935 ZIP in Pinetop, AZ is a local-operator market. Outside capital chasing a $550K entry has to pair deep knowledge with the discount.
Rent of $1,845/mo on a $550K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 85935 sits below the stated 0.0% once reality is priced in.
Regionally, 85935 sits on the difficult end of the AZ spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 85935 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 85935 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 Pinetop:
Property Strategy for 85935
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $407,200 | $1,330 | 2.4% | +10.6% | $203,600 |
| 3BR | $526,218 | $1,650 | 2.3% | +11.0% | $175,406 |
| 4BR | $766,586 | $1,760 | 1.7% | +11.7% | $191,647 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85935 Compare?
| Metric | 85935 | Pinetop | Show Low, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $550,082 | $484,804 | N/A | $419,643 |
| 5-Year CAGR | 4.9% | 4.5% | N/A | 6.5% |
| Avg Rent | $1,845 | $1,593 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85935 (Pinetop, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $550,082 |
| Monthly Rent | $1,845 |
| Price-to-Rent | 24.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +2.7% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 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 (2.6%). 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 85935
Population: 4,744
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
Is Pinetop, AZ a good market for buy-and-hold investors?
Pinetop, AZ rates 3.0/5 for investability. With median values at $550K and rents near $1,845/mo, the market offers reasonable fundamentals for rental investors.
How strong are rents in Pinetop, AZ?
Rent in Pinetop, AZ is around $1,845/mo. The resulting rent-to-value relationship with $550K pricing is reasonable for most investor models.
What is the median home value in Pinetop, AZ?
Pinetop, AZ median home values land near $550K. That is reasonable territory for investors looking at $1,845/mo-per-month rentals.
Is Pinetop, AZ good for house hacking?
Pinetop, AZ offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,845/mo rent level.
Are there empty rentals in Pinetop, AZ?
Pinetop, AZ carries elevated vacancy risk. Expect even-keeled absorption at market rents of $1,845/mo.
You know 85935 now. You don’t know where it ranks.
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How 85935 ranks in Show Low, AZ
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