Faro Labs / Markets / Mesa, AZ
Mesa real estate investment market
What a typical rental in Mesa, Arizona costs, rents for, and returns: underwritten by Faro's own engine, not a scraped summary.
Returns assume 20% down at 6.75% over 30 years, 7% vacancy, and standard operating costs: Faro's default assumptions, the same ones every report starts from. Home value and rent trends as of 2026-05-31.
Difficult for both
At market rent, a typical Mesa rental runs $1,529 short each month, and home values moved −1.2% over the last year. Neither leg is carrying deals right now, which means the ones that work here are bought well below market rather than at it.
The price a deal actually works at
Faro models five price points for Mesa, from a weak buy to a strong one. The market-rate deal is $436,451; a good buy is $392,806 and a great one $349,161 roughly 20% below market value. Those are the bars a specific listing gets measured against when you run it.
How Mesa compares
Of the 210 markets Faro publishes, Mesa is the 85th most expensive to buy into: 10% above the median covered market, and the 154th strongest on rent-to-price. Within Arizona it's the 6th priciest of 10 markets we cover. On the last year of home-value change it ranks 133rd.
To break even at the default financing, a typical Mesa property would need about $3,559 a month in rent: $1,887 more than the $1,672 the market currently supports.
What each tier costs in Mesa
Faro models five price points per market. A listing gets measured against these bars, not against a national average.
| Tier | Purchase price | Market rent | vs. market rate |
|---|---|---|---|
| Weak buy | $480,096 | $1,588/mo | +10% |
| Fair buy | $458,274 | $1,639/mo | +5% |
| Market rate | $436,451 | $1,672/mo | — |
| Good buy | $392,806 | $1,756/mo | -10% |
| Great buy | $349,161 | $1,839/mo | -20% |
A typical Mesa deal, underwritten
The market-rate property above, run through the same engine every Faro report uses.
| Purchase price | $436,451 |
|---|---|
| Monthly rent | $1,672 |
| Cash required (20% down + 3% closing) | $100,384 |
| Net operating income | $8,833/yr |
| Monthly cash flow | -$1,529 |
| Cap rate | 2.0% |
| Cash-on-cash return | −18.3% |
| DSCR | 0.33 |
What it would take to break even
A typical Mesa property would need about $3,559 a month to cover itself at the default financing: 113% above the $1,672 the market currently supports. That gap is the honest size of the problem: it isn't closed by trimming an expense line, it's closed by buying meaningfully below market, putting more down, or finding a property that rents well above its market's median.
Where it sits in Arizona
Faro covers 10 Arizona markets, and Mesa is the 6th priciest of them at $436,451. Within a single state the tax and insurance environment is broadly shared, so the differences between these markets come down to price, rent, and pace, which makes them the most useful comparison set on this page. The nearby markets listed below are the rest of that set.
Mesa investor questions
Is Mesa a good place to buy rental property?
A typical Mesa rental at $436,451 renting for $1,672 a month returns 2.0% on a cap-rate basis and runs short by $1,529 a month at 20% down. Individual deals vary far more than markets do, which is the whole reason to underwrite a specific address.
Can you cash-flow a rental in Mesa?
Not at the market's own price and rent. A typical property runs $1,529 short each month. It would need about $3,559 in rent to break even. Deals that work here are bought below market rather than at it, which is what the price ladder above is for.
Are rents going up in Mesa?
Rents moved down 0.3% over the last year, measured across 13 ZIP codes. The typical market-rate rental sits at $1,672 a month.
Where do these numbers come from?
Price and rent come from a modeled city-level benchmark dataset; the year-over-year trends are Zillow's ZHVI and ZORI indices, taken as the median across every covered ZIP so one unusual ZIP can't swing the figure. Every return metric is computed by Faro's own underwriting engine. Days on market and sale-to-list aren't shown because we have no city-level source for them we'd stand behind.
Other Arizona markets
Run the numbers yourself
A market average is not a deal.
Paste a real Mesa listing and Faro underwrites that specific property from its own comps, with a target price you can actually offer.
Estimates for analysis and educational use only: not financial, investment, tax, or legal advice. Verify every number independently before making a purchase decision.