Is Mesa, AZ a good place to invest in rental property?

Mesa, AZ has a median modeled monthly cash flow of $-1,361 and a median cap rate of 3.2%, on a median sold price of $510,000. Prices changed -1.9% year over year.

What is the average cap rate in Mesa, AZ?

The median cap rate across recently sold homes in Mesa, AZ is 3.2%, based on CashFlowRE's rent and expense modeling.

What is the median home price in Mesa, AZ?

The median sold price in Mesa, AZ is $510,000 (about $260 per square foot).

Investing in Mesa, AZ Real Estate

A data-driven snapshot of the Mesa, AZ rental-property market, built from recently sold homes and CashFlowRE's per-listing investment modeling — median price, cap rate, monthly cash flow, appreciation and inventory — so you can judge the market before you ever open a listing.

$510,000Median sold price

$260Median $/sqft

3.2%Median cap rate

$-1,361Modeled cash flow / mo

-1.9%Appreciation YoY

9.7Months of supply

1,277Active listings

1,575Sold (last 12 mo)

What the Mesa numbers say

In Mesa, AZ, the median home sold for $510,000 (about $260 per square foot), and the typical deal models out to a 3.2% cap rate with a median $-1,361 of monthly cash flow. Sold prices moved -1.9% over the past year. Inventory sits at about 9.7 months of supply — a looser, buyer-friendly market. These are medians across recorded sales; individual properties vary widely, which is exactly what CashFlowRE scores listing by listing.

🔨 See 3 fix-and-flip deals in Mesa — listings where the estimated after-repair value beats list price + rehab.

Other Arizona markets to compare

See Mesa cash-flowing listings

CashFlowRE ranks every for-sale home in Mesa, AZ by cap rate, cash-on-cash return, DSCR and monthly cash flow — so the best rental deals rise to the top. Create a free account to screen Mesa deals, or browse the national market data.