Arizona
Santa Cruz County
ZIP 85646
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 85646
Median home value
—
Gross yield
—
Buy Box score
—
Section 8 gap
—
Affordability
P/I: 9.3R/I: —
Section 8 detail
SAFMR: —Rent: —Gap: —
ZIP code breakdown7 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Buy Box score ↓ | Section 8 gap |
|---|---|---|---|---|---|
| 85621 | — | — | — | 0.4 | — |
| 85648 | — | — | — | 0.2 | — |
| 85637 | $216,100 | $1,630 | 9.1% | 0.2 | 108.7% |
| 85624 | — | — | — | 0.1 | — |
| 85611 | $216,100 | $1,500 | 8.3% | — | 92.1% |
| 85640 | — | — | — | — | — |
| 85646 | — | — | — | — | — |
Sort by any column. Click a ZIP for detail.
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