Long-Term Rentals · Market playbook

Buying Rental Properties in Tucson, AZ

Buying rentals in Tucson is a 5.12% gross yield play at a $325k median entry — $1,387/mo rent gross before expenses. The math has to clear before the property does.

DATA · Zillow Research (via scrape.do) · AS OF APRIL 2026

Workable 58/100

Tucson is a workable straight-rental market — neither bonanza nor minefield.

TL;DR — data signals

→ Gross yield 5.12% — at national baseline
→ Rent $1,387/mo vs. national $1,930 — rent-weak
→ Cash flow expectation at 25% down / 7.5%: $50-200/door tight positive
→ Appreciation: softening, cash flow must carry the deal

Long-term rentals in Tucson sit at the intersection of two numbers: typical home value $324,946 and median rent $1,387/mo. That's a 5.12% gross yield — at the national baseline. Cash flow is workable but disciplined underwriting is non-negotiable.

Run the cash-flow math. Assume 20-25% down on a 30-year conventional rental loan at 7.5%, plus taxes + insurance + 8% property management + 8% vacancy/maintenance reserve + 8% capex reserve. At those inputs you'll likely clear $50-200/door — tight cash flow with appreciation expected to do the rest of the work. Underwrite conservatively.

Rent demand context: Tucson rents ($1,387) run 28% below the national median ($1,930). Rent is the constraint — operational discipline matters more than acquisition skill here.

Appreciation thesis: Tucson home values are -2.1% YoY. That's a softening market. Cash flow has to do all the work; don't underwrite expecting price growth to bail out a marginal deal.

Net: Tucson is a workable rental market with tight margins — disciplined underwriting and operational excellence are the difference between profit and break-even.

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Tucson at a glance