Real Estate Investing in Mesa, Arizona (85213)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85213 (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: 15.1% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 29.1 — hard to cash-flow at these prices.
What’s happening in Mesa, AZ (85213)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85213 Mesa
Not every below-median market is a bargain. Mesa's 85213 ZIP reflects signals that favor experienced operators who can absorb the risk $557K pricing implies.
For an experienced owner, 85213 can be a a viable market for hunting ground — but the discount at $557K reflects genuine risk that outside investors often underestimate.
Regionally, 85213 sits on the difficult end of the AZ spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 85213 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 85213 is an operator game, not a passive one. Stepping back, entry prices of $557K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Mesa:
Property Strategy for 85213
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $262,932 | $1,890 | 5.2% | +7.3% | $131,466 |
| 3BR | $446,182 | $2,520 | 4.1% | +7.1% | $148,727 |
| 4BR | $611,189 | $2,800 | 3.3% | +7.7% | $152,797 |
| 5BR | $873,026 | — | — | +8.6% | $174,605 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85213 Compare?
| Metric | 85213 | Mesa | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $556,575 | $441,915 | N/A | $419,643 |
| 5-Year CAGR | 3.4% | 2.6% | N/A | 6.5% |
| Avg Rent | $1,592 | $1,726 | N/A | - |
| Cap Rate | 2.2% | 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 85213 (Mesa, AZ). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 85213 (Mesa, AZ)?
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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 | $556,575 |
| Monthly Rent | $1,592 |
| Price-to-Rent | 29.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +1.5% ▲ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +3.4% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 Rent Trends
| 1-Year | -0.2% ▼ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +2.1% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.2%). 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 85213
Population: 37,323
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 85213
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
Is Mesa, AZ a smart market for rental property?
With a 3.0/5 investability score, Mesa, AZ ranks as a solid market for rental property investors. Median prices of $557K and rents of $1,592/mo drive the underlying numbers.
What is the rental occupancy rate in Mesa, AZ?
Mesa, AZ vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What is the typical rental rate in Mesa, AZ?
The typical rental in Mesa, AZ commands about $1,592/mo monthly. That rent profile measured cash flow against the $557K purchase basis.
Is Mesa, AZ landlord-friendly?
AZ law landlord-friendly for landlords, and Mesa inherits those rules. Investors should still review local ordinances for rental licensing.
How do home values compare in Mesa, AZ?
In Mesa, AZ the median home value sits at $557K. Against the broader AZ market, that reads as reasonable for most investors.
You know 85213 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85213 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 85213 ranks in Phoenix-Mesa-Chandler, AZ
Every ZIP in this metro, ranked. Free.
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