ZIP 85646 Foreclosure, Tax-Lien & Distress Report

Scored purely from public records, 85646 (Santa Cruz County, Arizona) returns a low composite of 23/100. It additionally carries heavy environmental risk: climate & FEMA risk (85/100), flood (NFIP) exposure (67/100). Structural exposure scores 52 and live distress 2 on the 0–100 scale. Its heaviest discrete signals: construction/permit lag (55/100), structural risk (52/100), institutional ownership (16/100). By contrast, institutional ownership (16/100) and mortgage stress (8/100) register low.

Prices here sit in a peak phase: values held roughly flat over the trailing year, and 43% higher over three years (phase confidence 11/100). At a peak the opportunity is selective — specific stressed parcels, not a broad discount.

91% of housing is owner-occupied. 6.3% of residents fall below the poverty threshold. The vacancy rate is 36.7% — elevated. Around 33% of renters are cost-burdened. The typical home is worth about $491,300 (5.5× income). Around 53% of adults hold a bachelor's degree or higher. At $85,321, median income runs near typical U.S. levels. The ZIP holds roughly 1,139 housing units. DLRadar's demographic-stress index for the area reads 32/100. 1,280 residents call 85646 home, typically aged 69.

Net-net, 85646 is a working-distress ZIP — the kind that rewards current, parcel-level intelligence. Every signal above traces to a verifiable public dataset, refreshed continuously and scored the same way in every ZIP nationwide.

Big metro or rural, 85646 runs through one identical public-record model, so its 23/100 sits on the same scale as every other ZIP in Santa Cruz County, Arizona and the nation. 85646 carries no interpolated values - each figure ties to a public source and refreshes the moment new records land.

Each component behind 85646 - foreclosure, mortgage stress, tax and lien delinquency, lender pullback, structural exposure - is graded on its own before the 23/100 roll-up. For an operator, 85646 is step one - verify, pull the parcels driving the score, and move straight through to a funded close.