ACS 2021 release
2017-2021 five-year estimate
- Median home value B25077
- $34,700Margin of error ±$13,185
- Median gross rent B25064
- $623Margin of error ±$77
- Population B01003
- 6,347Margin of error ±755
Rental market · ZIP 86504 · Fort Defiance, AZ
ZIP 86504, Fort Defiance, AZ rental market
Population 5,760 · Fort Defiance, Apache County, AZ · ZIP Code Tabulation Area
Ranked · ACS 2024 5-year
DGRADE
32.7/100 · Rental Investor ZIP Score
National rank #15,560 of 20,132 scored ZIP Codes (23rd percentile)
AZ rank #260 of 269 · data confidence: moderate
Cash Flow & Affordability ZIP data
74
Local Demand & Market Quality ZIP data
54
Surrounding-Market Growth county / place context
14
Stability & Risk ZIP + place context
34
Why it ranks here: rent sits high relative to price and taxes (solid cash-flow/affordability).
Watch: the surrounding market is flat or declining. elevated stability/risk signals. survey margins of error are wider here (data confidence: moderate).
Scored on incomplete measured inputs: this ZIP is missing measured 3-yr home-value growth (Zillow), measured market-heat index (Zillow), a measured home value (Zillow) to substitute into affordability/tax-burden, so it was scored on a narrower input basis than a ZIP with full measured coverage.
A transparent screening score, not a return forecast. Affordable, higher-yield markets can score well when demand, liquidity, low vacancy, reliable government data and a growing surrounding market support them. Categories labeled “context” use official county/place data, never presented as ZIP-level observation. ZIP and city scores are not directly comparable. See how this score works.
How this ZIP ranks: nationally & in-state
Each bar places this ZIP against all 20,132 scored ZIP Codes nationally.Each bar places this ZIP against the 269 scored ZIP Codes in AZ. The marker is this ZIP and further right is more favorable to an investor; the tick is the median.
Overall Rental Investor ZIP Scoreweighted 0–100 screening score
32.723rd percentile
Cash Flow & Affordabilitycategory score 0–100
7492nd percentile
Local Demand & Market Qualitycategory score 0–100
5459th percentile
Surrounding-Market Growthcategory score 0–100 county / place context
1414th percentile
Stability & Riskcategory score 0–100 ZIP + place context
3421st percentile
← Less favorableMedianMore favorable →
Percentiles are the frozen model's own numbers among scored ZIP Codes (deterministic competition ranking); an unreliable or thin-peer in-state comparison reads “Not available,” never zero. All underlying figures are ACS survey estimates with margins of error. ZIP and city scores are not directly comparable. See how this score works.
Key metrics
5,760
Population ±12%
$45,000
Median home value (ACS, owner-reported) ±30%
$844
Median gross rent (ACS, incl. utilities) ±13%
22.5%
Survey gross-rent yield (proxy)
$46,573
Median household income ±18%
2.9%
Rental vacancy
33.0%
Renter share
4.0%
Estimated property-tax burden
1980
Median year built ±0%
18.4%
Multifamily (5+ units)
Market context
Trend context
Loading home value context…
View source data
Each point is one ACS 5-year estimate on the same 2020-Census ZCTA boundary. Adjacent releases overlap, so the release-to-release differences are not independent annual market movement.
| Series | 2017–2021 | 2018–2022 | 2019–2023 | 2020–2024 |
|---|---|---|---|---|
| Median home value B25077 | $34,700 ±$13,185 | $35,600 ±$8,910 | $45,600 ±$13,841 | $45,000 ±$13,682 |
| Median gross rent B25064 | $623 ±$77 | $695 ±$209 | $725 ±$272 | $844 ±$106 |
| Population B01003 | 6,347 ±755 | 5,909 ±772 | 5,905 ±685 | 5,760 ±664 |
ACS 2022 release
2018-2022 five-year estimate
- Median home value B25077
- $35,600Margin of error ±$8,910
- Median gross rent B25064
- $695Margin of error ±$209
- Population B01003
- 5,909Margin of error ±772
ACS 2023 release
2019-2023 five-year estimate
- Median home value B25077
- $45,600Margin of error ±$13,841
- Median gross rent B25064
- $725Margin of error ±$272
- Population B01003
- 5,905Margin of error ±685
ACS 2024 release
2020-2024 five-year estimate
- Median home value B25077
- $45,000Margin of error ±$13,682
- Median gross rent B25064
- $844Margin of error ±$106
- Population B01003
- 5,760Margin of error ±664
Source: U.S. Census Bureau, American Community Survey 5-year, table-based Summary File (ZCTA geography); tables B25077 (median value), B25064 (median gross rent), and B01003 (population); estimate + margin of error. Missing releases remain gaps and are never interpolated. Home value is owner-reported; gross rent describes renter housing stock; population is a ZCTA estimate. Dollar figures are nominal.
Underwrite with these as starting points
Opening a calculator pre-loads the ACS median owner value and median gross rent as a survey-level starting point; every calculator input is editable. Owner-occupied median value and renter median gross rent describe different housing stock: the median-valued home is not the typical rental, so this is a screen, not a listing, appraisal, asking rent, cap rate, or forecast. Bring your own entry price and rent.
ZIP Codes bordering 86504
5 ZIP Code areas share a land boundary with 86504 in the official Census 2020 ZCTA map, ordered by shared-boundary length, not ZIP-number proximity or driving distance. 4 of them are in CE's ranked set and linked below; the rest are searchable from the ZIP Code explorer. No score or rank is shown here: open a profile for its own numbers.
Evidence, sources & limitations
Official geography: Fort Defiance CDP, Apache County. Analytical entity: the U.S. Census ZIP Code Tabulation Area (ZCTA) 86504, an approximation of the USPS ZIP delivery area, not its exact route boundaries. Model z2-gov-subscores-v1; data ACS 2024 5-year.
This ZIP Code area is primarily in Apache County (spans multiple counties), overlapping Fort Defiance and other places, crossing state lines (AZ, NM), by land-area overlap from the official Census 2020 ZCTA relationship files (not population or address share).
| Population | survey ACS B01003 · ±12% MOE |
|---|---|
| Median home value (ACS, owner-reported) | survey ACS B25077 · ±30% MOE |
| Median gross rent (ACS, incl. utilities) | survey ACS B25064 · ±13% MOE |
| Survey gross-rent yield (proxy) | derived 12 * ACS B25064 / B25077 |
| Median household income | survey ACS B19013 · ±18% MOE |
| Rental vacancy | derived ACS B25004 E002 / (B25003 E003 + B25004 E002) |
| Renter share | derived ACS B25003 E003/E001 |
| Estimated property-tax burden | derived ACS B25103 / B25077 |
| Median year built | survey ACS B25035 · ±0% MOE |
| Multifamily (5+ units) | derived ACS B25024 (5+ unit structures / total) |
Class: survey = ACS estimate (with margin of error); derived = computed from ACS. The survey gross-rent yield is a proxy (renter gross rent vs owner-occupied value, different housing stock; ACS top-codes very high values/rents) and is not a cap rate. Subscores are national percentiles among data-eligible areas; ranks are competition-ranked with deterministic ties. No vendor, listing, parcel, or school data. Not investment advice.