Real Estate Investing in Mesa, Arizona (85210)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85210 (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 (85210)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85210 Mesa
Not every below-median market is a bargain. Mesa's 85210 ZIP registers signals that favor experienced operators who can absorb the risk $364K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 85210 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Turning to rents, 85210 offers a low basis, the region around Mesa has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 85210 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 85210 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Mesa:
Property Strategy for 85210
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $177,762 | $1,490 | 6.0% | +6.4% | $177,762 |
| 2BR | $238,224 | $1,730 | 5.2% | +6.7% | $119,112 |
| 3BR | $397,342 | $2,310 | 4.2% | +6.5% | $132,447 |
| 4BR | $476,600 | $2,560 | 3.9% | +6.6% | $119,150 |
| 5BR | $536,225 | — | — | +6.7% | $107,245 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85210 Compare?
| Metric | 85210 | Mesa | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $364,333 | $441,915 | N/A | $419,643 |
| 5-Year CAGR | 2.3% | 2.6% | N/A | 6.5% |
| Avg Rent | $1,437 | $1,726 | N/A | - |
| Cap Rate | 3.1% | 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 85210 (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 | $364,333 |
| Monthly Rent | $1,437 |
| Price-to-Rent | 21.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | -0.2% ▼ |
| 3-Year CAGR | -0.2% ▼ |
| 5-Year CAGR | +2.3% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 Rent Trends
| 1-Year | +8.2% ▲ |
| 3-Year CAGR | +0.6% ▲ |
| 5-Year CAGR | +1.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). 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 85210
Population: 39,941
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 85210
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
Are tenants stable in Mesa, AZ?
Working renters make up the core of the Mesa, AZ tenant base. The pool is reasonable for investors targeting long-term holds.
How does Mesa, AZ rate as a rental market?
Mesa, AZ scores 3.0/5 for investability. Home values sit at $364K and rents near $1,437/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Are there empty rentals in Mesa, AZ?
Mesa, AZ sees elevated vacancy, which is reasonable relative to the broader AZ rental market.
Is AZ a landlord-friendly state?
The landlord environment in Mesa, AZ is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What price range are homes in Mesa, AZ?
The median home value in Mesa, AZ is roughly $364K. That puts it reasonable relative to the AZ statewide average.
You know 85210 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85210 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 85210 ranks in Phoenix-Mesa-Chandler, AZ
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