Real Estate Investing in Mesa, Arizona (85202)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85202 (Mesa, AZ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Mesa, AZ (85202)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85202 Mesa
Not every below-median market is a bargain. Mesa's 85202 ZIP posts signals that favor experienced operators who can absorb the risk $397K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 85202 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 85202's metrics run below Maricopa County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 85202 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 85202 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Mesa:
Property Strategy for 85202
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $247,936 | $1,850 | 5.4% | +6.0% | $123,968 |
| 3BR | $419,994 | $2,470 | 4.2% | +6.9% | $139,998 |
| 4BR | $522,848 | $2,740 | 3.8% | +7.0% | $130,712 |
| 5BR | $611,839 | — | — | +7.7% | $122,368 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85202 Compare?
| Metric | 85202 | Mesa | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $396,754 | $441,915 | N/A | $419,643 |
| 5-Year CAGR | 2.3% | 2.6% | N/A | 6.5% |
| Avg Rent | $1,377 | $1,726 | N/A | - |
| Cap Rate | 2.7% | 3.1% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85202 (Mesa, AZ). Anonymous, moderated, never written by AI.
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Property managers serving Maricopa County
Manage rentals here? List your business →Active Renter Property Management offers rental property management services in Phoenix, Arizona, including a 6-month tenant guarantee. summary from their website
Arête Realty and Property Management, LLC offers property management services and real estate expertise in Glendale, Avondale, Chandler, Mesa, Gilbert, Sun City, Paradise Valley, Scottsdale, and Peori summary from their website
Arizona Community Management Services offers a comprehensive suite of services for Association leaders, including board training, financial management, and covenants enforcement, with decades of exper summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $396,754 |
| Monthly Rent | $1,377 |
| Price-to-Rent | 24.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | +0.2% ▲ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +2.3% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 Rent Trends
| 1-Year | -1.0% ▼ |
| 3-Year CAGR | -1.0% ▼ |
| 5-Year CAGR | +0.8% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 85202
Population: 39,292
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 85202
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 6,463 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How deep is the rental pool in Mesa, AZ?
The tenant pool in Mesa, AZ is solid, supported by local employment and population fundamentals. Rents of $1,377/mo are well-absorbed by the market.
How does Mesa, AZ stack up for property investment?
Yes - Mesa, AZ a 3.0/5 investability score. With $397K home prices against $1,377/mo monthly rent, the market delivers a reasonable entry point for new investors.
What kind of vacancy should I budget for in Mesa, AZ?
Occupancy in Mesa, AZ runs stable with elevated vacancy. Well-priced units at $1,377/mo lease on reasonable timelines.
Does a duplex house hack pencil in Mesa, AZ?
For house hackers, Mesa, AZ is a challenging. The $1,377/mo rent on a unit helps defray the mortgage on a $397K property.
Are homes affordable in Mesa, AZ?
Mesa, AZ median home values land near $397K. That is reasonable territory for investors looking at $1,377/mo-per-month rentals.
You know 85202 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85202 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 85202 ranks in Phoenix-Mesa-Chandler, AZ
Every ZIP in this metro, ranked. Free.
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