What's a good cap rate in Mesa?

In Mesa, cap rates typically run around 5.8% (Arizona state median). A deal above that line is outperforming the local market; below it, you're paying up for appreciation or stability. TrueCap shows where any specific Mesa deal lands versus this benchmark.

What's the average rent for a rental in Mesa?

A typical rental in Mesa runs about $1,600–$2,100/mo (estimate; varies by neighborhood, size, and condition). TrueCap auto-fills HUD Fair Market Rent for the exact address you enter.

What is the property tax rate in Arizona?

Arizona's effective property tax rate is about 0.62% of value per year — the figure TrueCap applies by default for Mesa deals. You can override it with the exact local rate.

Mesa, AZ

Mesa rental property analysis

Mesa offers Phoenix-metro growth at a friendlier entry — strong Sun Belt in-migration and steady demand across the East Valley.

Mesa market snapshot

Balanced market

Mid-range cap rates — cash flow and appreciation are both realistically on the table.

Typical cap rate

5.8%

Arizona state median

Typical rent

$1,600–$2,100/mo

est., SFR / small multi

Typical price

$380,000–$480,000

est., all-in

Property tax

0.62%

Arizona effective

Rent is HUD Fair Market Rent where available, otherwise a market estimate; price is a market estimate. Cap-rate and tax are the defaults TrueCap applies — enter a specific address for exact, auto-filled numbers.

Sources & methodology. These are screening defaults and market estimates — not an appraisal, and not financial, tax, or legal advice. Verify rents, taxes, insurance, and local landlord/tenant law against the county assessor and your state's landlord-tenant statute before relying on them.

Data: HUD Fair Market Rent · FRED 30-yr mortgage rate · Tax Foundation (property tax) · Updated June 2026

Metro-level estimates — precision is lower at the neighborhood and parcel level; pull a specific address for exact, auto-filled figures. Reviewed by the TrueCap team. See our full methodology.

Is Mesa a good place to buy rentals?

Phoenix-area demand without the priciest core; appreciation-leaning with workable cash flow. Heat-driven HVAC capex matters.

See the full Arizonainvesting guide — taxes, landlord law & top metros →

Neighborhoods to look at in Mesa

East Mesa

Newer SFRs, family renters, low vacancy.

Downtown Mesa

Light-rail, value-add, demand.

Neighborhood notes are starting points, not recommendations — always underwrite the specific property.

Run a Mesa deal in 60 seconds

Paste a Mesa address into TrueCap and get cap rate, cash-on-cash, DSCR, cash flow, and a 10-year projection — auto-filled with Arizona tax and HUD rent so you start from the right assumptions.

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