Rental numbers for ZIP 85641 (Vail, AZ)
Negative cash flow at today's 7.78% investor rate with 25% down; the typical home breaks even at about 1.7%.
- Gross yield
- 6.0%
- rent x 12 / price
- Est. cap rate
- 3.2%
- NOI / price
- Cash flow
- -$1,102/mo
- at 7.78%, 25% down
- Typical price
- $404,000
- Zillow ZHVI, Aug 2026
- Typical rent
- $2,035/mo
- Zillow ZORI, Aug 2026
The pro forma
Typical home, default assumptions
| Operator | Line | Amount | Source |
|---|---|---|---|
| Gross rent | $24,420 | ||
| Vacancy | $1,221 | ||
| Management | $1,856 | ||
| Property tax | $2,991 | ||
| Insurance | $1,433 | ||
| Maintenance | $4,037 | ||
| Net operating income | $12,882 | ||
| Loan payments | $26,103 | ||
| Cash flow | -$13,221 |
| Operator | Line | Amount | Source |
|---|---|---|---|
| Typical price | $403,674 | ||
| Down payment (25%) | $100,919 | ||
| Loan | $302,756 | ||
| Rate | 7.78% | ||
| Monthly payment | $2,175 | ||
| Cash in | $113,029 | ||
| Cash-on-cash return | -11.7% | ||
| DSCR | 0.49 | ||
| Break-even rate | 1.70% |
Assumptions
Change them in the calculator- Down payment25%
- A common minimum for investment-property and DSCR loans.
- Interest rate7.78%
- Freddie Mac 30-year 7.03% (week of 2026-09-24) + 0.75 point investor premium.
- Loan term30 years
- Fixed, fully amortising.
- Closing costs3% of price
- Added to cash invested.
- Insurance$1,433 a year
- NAIC 2023 average homeowners (HO-3) premium for Arizona, $1,194, x 1.2 for a landlord policy.
- Maintenance1% of price a year
- The 1% rule of thumb; older homes run higher.
- Vacancy5% of rent
- About 18 days empty a year.
- Management8% of collected rent
- A typical full-service fee; zero if you self-manage.
Trends
Five years to August 2026
- Price, 12 months
- -1.9%
- Rent, 12 months
- -0.1%
- Rent minus price growth
- +1.8 pts
- positive means yields are improving
Show the numbers
| Month | Typical value | Rent |
|---|---|---|
| Aug 2021 | $371,595 | n/a |
| Aug 2022 | $429,807 | $1,876 |
| Aug 2023 | $415,807 | $1,943 |
| Aug 2024 | $420,458 | $1,952 |
| Aug 2025 | $411,539 | $2,037 |
| Aug 2026 | $403,674 | $2,035 |
Rent references
Two sources, never blended
| Source | Studio | 1 bed | 2 bed | 3 bed | 4 bed |
|---|---|---|---|---|---|
| HUD Small Area FMR, FY2026 | $1,450 | $1,620 | $2,100 | $2,920 | $3,360 |
| Zillow observed rent, Aug 2026 | $2,035 typical, all home types | ||||
HUD's Fair Market Rent is the 40th percentile gross rent (rent plus utilities) for a standard unit, and it is what Section 8 vouchers pay against. Zillow's index tracks asking rents on listed homes. The two measure different things, so they are shown side by side and never averaged. HUD area: Tucson, AZ MSA.
Property tax
- Effective rate
- 0.74%
- ZIP area, ACS
- At the typical price
- $2,991/yr
Median real estate taxes paid divided by median home value, Census ACS 2020 to 2024. Pima County: 0.71%. Actual bills depend on the assessment, exemptions and any non-homestead rate.
Supply
- Permits per 1,000 households
- 11.0
- Pima County, last 12 months
- National percentile
- 75th
- among US counties
4,828 new housing units permitted in 2025-09 to 2026-08, Census Building Permits Survey. A high figure means more new supply competing for tenants.
Nearby ZIP codes
| ZIP | Distance | Typical price | Rent | Gross yield | Cash flow /mo |
|---|---|---|---|---|---|
| 85747Tucson | 8.9 mi | $364,000 | $1,982 | 6.5% | -$873 |
| 85730Tucson | 12.4 mi | $287,000 | $1,568 | 6.6% | -$694 |
| 85748Tucson | 15.0 mi | $373,000 | $1,886 | 6.1% | -$1,031 |
| 85756Tucson | 15.6 mi | $305,000 | $1,963 | 7.7% | -$442 |
| 85710Tucson | 16.9 mi | $297,000 | $1,099 | 4.4% | -$1,178 |
| 85602Benson | 17.0 mi | $253,000 | $1,147 | 5.4% | -$815 |
| 85749Tucson | 18.7 mi | $655,000 | $1,803 | 3.3% | -$2,974 |
| 85706Tucson | 19.1 mi | $260,000 | $1,385 | 6.4% | -$649 |
Run the numbers on a real listing
The calculator opens with this ZIP's figures. Swap in a listing's price and rent, your rate and your costs.
Open the calculator for 85641Questions
- Is 85641 good for rental property?
- On the typical home here, priced at $404,000 and renting for $2,035 a month (Zillow ZORI, Aug 2026), the gross yield is 6.0% and the estimated cap rate is 3.2%. At a 7.78% investor rate with 25% down, estimated cash flow is -$1,102 a month. The median gross yield across the 8,418 ZIP codes with full Zillow data is 5.6%. These are figures for a typical property, not a judgement on any particular one.
- What is the typical rent in 85641?
- Zillow's observed rent index for 85641 was $2,035 a month in August 2026, across all home types. HUD's FY2026 Small Area Fair Market Rent for a 2-bedroom here is $2,100, the 40th percentile of gross rents and the basis for Section 8 payment standards.
- What is the property tax rate in 85641?
- The effective property tax rate is about 0.74% of value (median taxes paid divided by median home value, Census ACS 2020 to 2024). On the typical $404,000 home that is about $2,991 a year. Your bill depends on the assessment and local exemptions.
- What interest rate makes a rental in 85641 break even?
- About 1.69%. Below that rate, the typical home here cash-flows with 25% down and the default costs; above it, it does not. Today's investor rate used here is 7.78%.
- How fast are prices and rents changing in 85641?
- Over the 12 months to August 2026, the typical home value changed -1.9% and the typical rent changed -0.1%. Rents rising faster than prices pushes yields up.
Sources and method
- Zillow Home Value Index (ZHVI), mid tier, smoothed and seasonally adjusted
Zillow Research. Read: 2026-08.
Typical home value by ZIP, county, metro and state, and the price trend.
- Zillow Observed Rent Index (ZORI), all homes plus multifamily, smoothed
Zillow Research. Read: 2026-08.
Typical market rent by ZIP, county and metro, and the rent trend (tier A pages).
- HUD Small Area Fair Market Rents, FY2026
US Department of Housing and Urban Development. Read: FY2026.
Rent by bedroom count for every ZIP. The rent used on tier B pages, and a reference on all pages. It is the 40th percentile gross rent, so it runs below market.
- American Community Survey 5-year estimates, 2020 to 2024 (B25103 median real estate taxes paid, B25077 median home value, B11001 households)
US Census Bureau. Read: 2020 to 2024.
Effective property tax rate (median taxes paid divided by median value) by ZIP code tabulation area, county and state; households for the permits ratio.
- Freddie Mac Primary Mortgage Market Survey, 30-year fixed (FRED series MORTGAGE30US)
Freddie Mac via the Federal Reserve Bank of St. Louis. Read: 2026-09-24.
The weekly 30-year rate. The site adds a disclosed investor premium to it for the loan payment.
- Building Permits Survey, county monthly files
US Census Bureau. Read: 2025-09 to 2026-08.
New housing units permitted in the last 12 months per 1,000 households, a supply-pressure signal.
- NAIC Homeowners Insurance Report, data for 2023
National Association of Insurance Commissioners. Read: 2023.
Average HO-3 homeowners premium by state, multiplied by 1.2 as a landlord-policy assumption.
Data: Zillow Research (ZHVI, ZORI), HUD, US Census Bureau, Freddie Mac. Every formula is on the methodology page.
Estimates from public data for a typical property. Not investment, tax or legal advice. Your property, financing and costs will differ.