The central decision question for 85364 is whether a ZIP-wide asking-rent signal can serve a household seeking a particular unit, given that its mix of unit types and occupied-home evidence tell different stories. This five-digit label is both a Zillow ZIP market identifier and a Census ZCTA match; a ZCTA is a statistical area and is not identical to a USPS delivery ZIP. In June 2026, Zillow’s ZORI for the ZIP is $1,261 per month, after a 3.1% year-over-year increase. ZORI is a typical observed asking-rent index blended across rental types, so it gives a current market-level benchmark rather than the advertised amount, availability, utility treatment, or terms of a particular property. The key decision use is to distinguish that index from household and bedroom-specific measures before comparing any listing.
Household data put the index in a different decision frame. The ZCTA median household income is $57,874, a survey statistic for all covered households rather than an income statement for any applicant. Of 11,417 renter-occupied units, renters represent 40.1% of occupied homes. ACS records 5,398 renter households spending at least 30% of income on gross rent, or 47.3% of renter households; that is observed burden among occupied renter homes, not proof of burden for a particular available unit. A simple 30% screen converts the current $1,261 monthly index to $50,440 of annual income, which is 87.2% of the ZCTA median household income. Annualizing the index against that all-household median produces 26.1%, but this arithmetic comparison does not align an applicant, a utility package, or a lease with the ACS burden measure. The required-income screen is arithmetic, not advice or an applicant qualification rule.
The matched Census ZCTA’s ACS 2024 five-year survey reports a median gross rent of $979, with a $37 margin of error. This is a survey measure for occupied renter homes and includes selected utilities; it is not a current asking-rent index. The $282 difference means the June Zillow figure stands 28.8% above this ACS median, but the measures differ in timing, population, and rent concept. It should not be read as a change in rents on the same homes. HUD’s FY2026 two-bedroom fair market rent is $1,382; the ZIP ZORI is 8.8% below it. HUD FMR/SAFMR is an administrative, bedroom-specific standard, not an asking-rent observation, so its position beside ZORI is a benchmark comparison rather than a merged market measure.
The bedroom ladder offers a way to translate the overall index into size-specific reference points, but not to manufacture observed bedroom rents. Using the local HUD ladder, the modelled ZIP estimates are $954 for a studio, $961 for one bedroom, $1,261 for two bedrooms, $1,726 for three bedrooms, and $2,115 for four bedrooms. The calculation preserves ZORI’s 91.2% relationship to the local HUD two-bedroom standard and scales that relationship across the local HUD bedroom ladder. Consequently, each figure is a modelled estimate, never a measured bedroom rent, lease average, or advertised listing. The comparatively narrow studio-to-one-bedroom step and the larger upper-bedroom steps arise from the applied HUD ladder; they do not establish actual availability, a unit premium, or the rent of a specific property.
Stock and vacancy classifications provide a separate composition check. The matched ZCTA contains 32,534 housing units, of which 28,453 are occupied and 4,081 are vacant, a 12.5% vacancy rate. Seasonal vacancies account for 1,888 units, or 46.3% of vacancies, while 893 units are classified as vacant for rent, or 21.9%. The housing stock includes 19,385 single-family units and 1,884 large multifamily units. These are area-wide ACS categories rather than a live inventory: they do not show which homes are currently advertised, when a vacancy will be available, or whether any vacant-for-rent unit matches a household’s bedroom, price, condition, or lease needs. Seasonal use within the vacancy total also means that the overall rate cannot be treated as the active rental listing rate.
Broader geographies should remain context, not substitutes for the ZIP or ZCTA. The Yuma city scope reports a rent context of $1,473, the Yuma County scope reports $1,469, and the Yuma, AZ metro scope reports $1,469; each is higher than the ZIP ZORI. In the city scope, renter share is lower while median gross rent and the observed share of renters above the burden threshold are higher than in the ZCTA; its vacancy rate is slightly lower. In the county scope, renter share is lower, vacancy is higher, and both median gross rent and observed burden are higher than in the ZCTA. The metro scope also has a higher rent-to-income context measure and a higher median household income than the ZCTA. These comparisons describe wider scopes and mixed indicator types; they cannot substitute for ZIP-level asking evidence, ZCTA household evidence, or a property-level price.
Limits matter because the ZIP asking index, ZCTA survey, HUD benchmark, and broader contexts do not measure the same homes, dates, or rent definitions. ZORI is a blended index rather than a transaction or lease file; ACS is a multiyear survey with sampling uncertainty; and the HUD ladder may be ZIP SAFMR or county-derived, depending on the local program source. The ZCTA boundary is statistical rather than a USPS delivery geography. For any property-level comparison, check its current advertised monthly rent, exact bedroom count, property type, availability date, included and required utilities, recurring mandatory charges, lease term, concessions, and address geography. Then compare the listing’s own asking terms with the relevant benchmark without relabeling a modelled bedroom estimate, an ACS gross-rent median, or an HUD standard as that unit’s rent. No source here confirms a specific unit’s price or affordability.