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 +0.0% YoY) or rent growth lifting rent-to-price toward 0.8%/mo would move this ZIP toward a cash-flow story. inventory, +12.2% YoY, is the number to watch.
The median listing price is up 0.0% YoY while the median home got up 5.0% bigger, so value per square foot is down 0.1%.
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 $309K purchase rents for $875/mo: 0.28% of price per month against the 1% rule's 1.00%.
Not shown: 5 BR (sale only, no matching rent).
Sales here take about 42 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), Manufactured (sold here, not rented).
U.S. Census ACS characteristics for ZIP 85712 itself, not its parent county.
Renters hold 58.2% of this ZIP's 16,707 occupied households, on a median household income of $51K.
| Measure | ZIP 85712 | Pima County | Difference |
|---|---|---|---|
| Median Household Income | $51K | $70K | -$20K |
| Below Poverty Level | 17.3% | 14.3% | +3.0% |
| Median Age | 44.20 | 39.80 | +4.40 |
| Total Population | 31,571 | 1,060,490 | -- |
| Avg Household Size | 1.77 | 2.36 | -0.59 |
| Owner-Occupied | 41.8% | 65.2% | -23.4% |
| Worked From Home | 16.7% | 15.4% | +1.3% |
| Mean Commute | 20.00 | 24.30 | -4.30 |
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 1.0% to 1,060,490: residents under 18 are down 0.4% and those 65 and over are up 3.1%.
County median household income is $70K, 14.3% of residents are below the poverty level, 15.4% work from home.