Real Estate Investing in Mesa, Arizona (85206)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85206 (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.
- High vacancy: 16.5% of homes vacant — above national norms.
What’s happening in Mesa, AZ (85206)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85206 Mesa
ZIP 85206 in Mesa, AZ carries a notable set of headwinds. Home values near $384K and rents of $1,624/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 85206 can be a an appealing option for hunting ground — but the discount at $384K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 85206 among AZ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 85206 ZIP's population of 36,896 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Mesa:
Property Strategy for 85206
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $196,966 | $1,710 | 6.3% | +8.5% | $196,966 |
| 2BR | $331,292 | $1,990 | 4.3% | +6.3% | $165,646 |
| 3BR | $408,031 | $2,650 | 4.7% | +6.7% | $136,010 |
| 4BR | $480,436 | $2,940 | 4.4% | +7.0% | $120,109 |
| 5BR | $655,356 | — | — | +7.4% | $131,071 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85206 Compare?
| Metric | 85206 | Mesa | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $383,891 | $441,915 | N/A | $419,643 |
| 5-Year CAGR | 2.5% | 2.6% | N/A | 6.5% |
| Avg Rent | $1,624 | $1,726 | N/A | - |
| Cap Rate | 3.3% | 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 85206 (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 | $383,891 |
| Monthly Rent | $1,624 |
| Price-to-Rent | 19.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +0.3% ▲ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 Rent Trends
| 1-Year | -9.0% ▼ |
| 3-Year CAGR | -1.3% ▼ |
| 5-Year CAGR | -0.5% ▼ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). 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 85206
Population: 36,896
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 85206
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Bush Elementary
Mendoza Elementary School
Pioneer Elementary School
Entz Elementary School
O'Connor Elementary School
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 9,864 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Mesa in AZ worth investing in?
Our data puts Mesa, AZ at 3.0/5 for investability. Home prices of $384K and rents around $1,624/mo create a solid backdrop for investor activity.
How much should I expect to pay for a home in Mesa, AZ?
Typical homes in Mesa, AZ go for around $384K. The 5-year CAGR of 0.0% consistent price movement.
What is the rental occupancy rate in Mesa, AZ?
Occupancy in Mesa, AZ runs predictable with elevated vacancy. Well-priced units at $1,624/mo lease on reasonable timelines.
Is AZ a landlord-friendly state?
Landlord-friendliness in Mesa, AZ is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What monthly rent should investors expect in Mesa, AZ?
Average rent in Mesa, AZ is approximately $1,624/mo per month. Against $384K home values that yields a reasonable rent-to-price ratio.
You know 85206 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85206 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 85206 ranks in Phoenix-Mesa-Chandler, AZ
Every ZIP in this metro, ranked. Free.
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