dynamic.RE
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An appreciation-lean market without the demand pressure to back it. The rent math runs thin.
What would change this read: a price correction (median already +9.1% YoY) or rent growth lifting rent-to-price toward 0.8%/mo would move this ZIP toward a cash-flow story. inventory, +31.3% YoY, is the number to watch.
The median listing price is up 9.1% YoY while the median home got up 5.7% bigger, so value per square foot is up 3.2%.
Min/max come from the active-listing pool; the median comes from Realtor's separate listing set — the two are not subsets of each other, so the median's position relative to the tiles above should not be read literally.
At the median, a $435K purchase rents for $1,719/mo: 0.40% of price per month against the 1% rule's 1.00%.
Not shown: Studio (rent only, no matching sale price), 5 BR (sale only, no matching rent), 8 BR (sale only, no matching rent).
Sales here take about 38 days longer to go under contract than rentals (median across 4 property types).
Not shown: Apartment (rented here, not sold), Land (sold here, not rented), Multi-Family (sold here, not rented).
U.S. Census ACS characteristics for ZIP 85120 itself, not its parent county.
Renters hold 17.8% of this ZIP's 14,188 occupied households, on a median household income of $58K.
| Measure | ZIP 85120 | Pinal County | Difference |
|---|---|---|---|
| Median Household Income | $58K | $80K | -$22K |
| Below Poverty Level | 10.7% | 11.1% | -0.4% |
| Median Age | 56.60 | 40.40 | +16.20 |
| Total Population | 31,191 | 469,006 | -- |
| Avg Household Size | 2.18 | 2.80 | -0.62 |
| Owner-Occupied | 82.2% | 81.7% | +0.5% |
| Worked From Home | 14.9% | 16.9% | -2.0% |
| Mean Commute | 27.80 | 31.80 | -4.00 |
Higher or lower is not itself good or bad — it describes the neighborhood, not the investment.
ZIP-level figures come from ZIP Code Tabulation Areas, which approximate but do not exactly match USPS ZIP codes. A missing value is suppressed or unavailable at this sample size, not zero. Estimates for 2019–2020 use the 2010 ZCTA boundaries and 2021–2024 the 2020 ones, so a step between those two years may be a boundary change rather than real movement.
County population is up 4.4% to 469,006: residents under 18 are up 3.4% and those 65 and over are up 5.5%.
County median household income is $80K, 11.1% of residents are below the poverty level, 16.9% work from home.