Location: Santa Cruz County, AZ | Metro: Tucson, AZ MSA
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,040 |
| 1 Bedroom | $1,150 |
| 2 Bedrooms | $1,490 |
| 3 Bedrooms | $2,060 |
| 4 Bedrooms | $2,260 |
| 5 Bedrooms | $2,622 |
| 6 Bedrooms | $2,937 |
| 7 Bedrooms | $3,172 |
| 8 Bedrooms | $3,331 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $2,060 | $263,456 | 0.78% | D |
U.S. Census Bureau data (2024)
The ZIP code 85645 has a population of 1,249 residents, with only 7.0% identified as renters. This indicates that the area is predominantly homeowner-dominated rather than a renter-heavy zone. Given the median household income of $60,714, it's important to understand how this compares to the rental market and the Federal Market Rent (FMR).
The Fair Market Rent (FMR) for ZIP 85645 is set at $1,640 for fiscal year 2024. However, the specific market rent figures are not provided, which makes direct comparisons challenging. Assuming the market rent aligns closely with the FMR, we can infer that typical rents would consume a significant portion of the local income.
To put this into perspective, if the average market rent is around the FMR of $1,640, then the monthly rent would account for approximately 27% of the median household income. This calculation is derived from dividing the FMR by the annual median income ($1,640 / $60,714 * 12 months = 0.27 or 27%). Such a high percentage suggests that finding tenants who can afford market rates without assistance might be difficult.
The scarcity of vouchers in a homeowner-dominated area like 85645 could make it less attractive for landlords seeking to rely on Section 8 housing vouchers. The low percentage of renters means that there is likely limited demand for rental properties, which could result in fewer potential tenants overall. Landlords should prepare for a tenant pool that heavily relies on subsidies such as Section 8 vouchers due to the high cost of living relative to income.
In summary, landlords in ZIP 85645 should expect a tenant profile characterized by individuals and families who require financial assistance to meet the local rental costs. With typical rents consuming nearly a third of the median income, the reliance on Section 8 vouchers will be substantial. While the area may not have a large number of renters, those who do rent are likely to be in need of subsidized housing options.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.