Updated 2026 · Based on median market data for Sierra Vista, AZ
The median monthly rent in Sierra Vista, AZ is $1,360, translating to $16,320 in annual gross rental income per unit. The rent-to-price ratio is 0.52% — well below the 1% rule, making pure cash flow investing challenging at median prices.
Renters in Sierra Vista spend approximately 24% of the local median household income ($66,955) on rent. This is well below the 30% threshold, suggesting significant headroom for rent increases. Tenants can afford to pay more, which is bullish for landlords.
The vacancy rate in Sierra Vista is 5%. This is a healthy vacancy rate that indicates balanced supply and demand. You should be able to find quality tenants without extended vacancies, though expect normal turnover periods of 2-4 weeks between tenants. Population growth of 1.6% annually is actively adding rental demand.
Sierra Vista's GRM (price divided by annual rent) is 15.9x. A GRM between 12-16x is moderate and typical of balanced markets. Deals can work but you need to keep expenses controlled. For comparison, the national average GRM for investment-grade rentals is approximately 13-15x.
At the median rent of $1,360/mo, a single-family rental in Sierra Vista generates approximately $16,320 in gross annual income. After accounting for 5% vacancy ($816 lost), property taxes of $1,638, insurance (~$1,040), and maintenance (~$1,040), the estimated NOI is $11,786 per year, or $982/mo.
Sierra Vista vs Arizona state average and national average across key investment metrics. Sierra Vista outperforms both benchmarks on cap rate.