Arizona
Santa Cruz County
ZIP 85611
48,209 residents324 permits TTM$53,614 median HHI7 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$216,100
ACS 5-Year
Cap rate proxy
4.3%
FMR × 0.65 ÷ Home Value
Rent-to-income
17.5%
HUD FMR ÷ ACS HHI
Net migration
+1.46%
IRS SOI
Permits (TTM)
324
Census BPS
Climate risk
88.3
FEMA NRI (0–100)
ZIP 85611
Median home value
$216,100
Gross yield
8.3%
Buy Box score
—
Section 8 gap
92.1%
Affordability
P/I: 9.4R/I: —
Section 8 detail
SAFMR: $1,500Rent: $781Gap: 92.1%
ZIP code breakdown7 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 85611 | $216,100county est. | $1,500 | 8.3% | 4.3% | 47.9% |
| 85640 | — | — | — | 4.3% | — |
| 85646 | — | — | — | 4.3% | — |
| 85621 | — | — | — | 4.3% | — |
| 85648 | — | — | — | 3.5% | — |
| 85624 | — | — | — | 2.4% | — |
| 85637 | $554,032 | $1,630 | 3.5% | 1.7% | 52.1% |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
Demographics
Owner-occupied
68.4%
Census ACS
Vacancy rate
11.5%
Census ACS
Bachelor's degree +
24.1%
Census ACS
Rent burdened
40.4%
Census ACS (>30% income)
Median age
37.9
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026