2550 S Ellsworth Rd #46 · Mesa, AZ 85209

$195,000

2 bd · 2.0 ba · 1,308 sqft · Manufactured · 74 Days on market

Built 2000 Poor condition $149/sqft · 30% above area Est $150k · 30% over

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.6/30.0
• DSCR +5.9/10.0
• Appreciation +5.7/10.0
• 1% rule +5.0/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +1.0/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to Las Palmas Grand where every day feels like a vacation. Save thousands on this freshly painted, meticulously kept and upgraded Bel Air home. It's move-in ready, featuring a new kitchen in 2020, A/C in 2024, roof in 2021, and newer flooring. Open concept flowing into the kitchen and dining, with ample island and granite counters. Features include a double vanity in the master, inside laundry with cabinetry for storage, a tiled Arizona room, and a shed which is ideal for hobbies and projects. The guarded-gate community delivers resort-style living: sparkling pool, spa, tennis, pickleball, bocce ball, shuffleboard, billiards, fitness center, ballroom, library, arts and crafts studio, and a plethora of clubs and activities. All the amenities and lifestyle you've earned

Key facts

• Double vanity
• New kitchen
• Shed

Tags

• NEW KITCHEN
• A/C
• DOUBLE VANITY
• INSIDE LAUNDRY
• TILED ARIZONA ROOM
• SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $195k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (0.2% below list).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.4% in Mesa — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#6 in AZ, #2,034 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: health & safety C-, crime D.
• Gilbert Unified District (4239) (suburban): math 49% / reading 52% proficiency, ranked #38 of 249 in AZ (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Augusta Ranch Elementary (math 47% / reading 58%, grade C-, #233 of 1,109 statewide, top 22%, 953 students, 29% FRL); Desert Ridge Jr. High (math 28% / reading 43%, grade F, #62 of 218 statewide, top 29%, 973 students, 26% FRL); Desert Ridge High (math 24% / reading 32%, grade F, #136 of 381 statewide, top 36%, 2,284 students, 23% FRL).
• Market conditions: Rents flat; 171 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.4% local appreciation)).
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 0.5% rent growth), your $55k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $160k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $150,221
• List price: $195,000
• Delta: 29.81%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2550 S Ellsworth Rd #364	0.00mi	3/2.0 (+1)	1,390 (+6%)	19mo	$190,000	$137	69
2550 S Ellsworth Rd #664	0.00mi	2/2.0	1,493 (+14%)	15mo	$190,000	$127	64
2550 S Ellsworth Rd #432	0.24mi	2/2.0	1,180 (-10%)	13mo	$150,000	$127	62
2550 S Ellsworth Rd #411	0.38mi	2/2.0	1,214 (-7%)	13mo	$200,000	$165	60
2206 S Ellsworth Rd Unit 14 B	0.53mi	2/2.0	1,354 (+4%)	15mo	$129,000	$95	57
2550 S Ellsworth Rd #343	0.23mi	2/2.0	1,456 (+11%)	19mo	$150,000	$103	55
2206 S Ellsworth Rd Unit 50B	0.53mi	3/2.0 (+1)	1,404 (+7%)	7mo	$238,000	$170	52
2550 S Ellsworth Rd #219	0.38mi	2/2.0	1,146 (-12%)	14mo	$95,000	$83	50
2550 S Ellsworth Rd #41	0.24mi	2/2.0	1,493 (+14%)	19mo	$221,675	$148	49
8865 E Baseline Rd #138	0.70mi	3/2.0 (+1)	1,352 (+3%)	16mo	$225,000	$166	44
2206 S Ellsworth Rd Unit 160B	0.56mi	3/2.0 (+1)	1,456 (+11%)	9mo	$345,000	$237	43
8865 E Baseline Rd #554	0.70mi	3/2.0 (+1)	1,447 (+11%)	14mo	$285,000	$197	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.44% appreciation · 0.54% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.28×
• Total profit: $15,314
• Equity at exit: $71,074

10-year hold

• IRR: 8.0%
• Equity multiple: 1.96×
• Total profit: $52,604
• Equity at exit: $98,038

Cash invested: $54,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Arizona: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

5-day pay-or-quit; AZ courts known for speed; no state rent control; cities preempted by state law.

Methodology + full state rankings →

ZIP-level market 85209

• Home prices YoY: 0.5%
• Rents YoY: 0.5%
• Active inventory: 171
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,946 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $190

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 85%

Sensitivity live

Price	-10% $325	-5% $257	+0% $190	+5% $123	+10% $55
Rent	-10% $36	-5% $113	+0% $190	+5% $267	+10% $344
Rate	-1.0pp $288	-0.5pp $240	base $190	+0.5pp $140	+1.0pp $88

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9233 E Neville Ave Mesa, AZ	2.0–3.0	2.0	1142	$1,575	$1.38	16d	3	0.04mi
9233 E Neville Ave Mesa, AZ	2.0–3.0	2.0	1145	$1,575	$1.37	26d	1	0.04mi
9233 E Neville Ave #1088 Mesa, AZ	3.0	2.0	1057	$1,850	$1.75	7d	1	0.09mi
2821 S Skyline #157 Mesa, AZ	2.0	2.5	1438	$2,200	$1.53	5d	1	0.25mi
2821 S Skyline #127 Mesa, AZ	2.0	2.5	1438	$2,350	$1.63	45d	1	0.35mi
2657 S Keene Mesa, AZ	3.0	2.0	1500	$2,050	$1.37	0d	1	0.43mi
8915 E Guadalupe Rd Mesa, AZ	2.0–3.0	2.0	971	$1,390	$1.43	4d	11	0.44mi
8915 E Guadalupe Rd Mesa, AZ	2.0	2.0	1054	$1,390	$1.32	26d	1	0.44mi
9322 E Lobo Ave Mesa, AZ	3.0	2.0	1691	$2,200	$1.30	23d	1	0.46mi
8918 E Oro Cir Mesa, AZ	3.0	2.5	1566	$2,100	$1.34	18d	1	0.51mi
8918 E Oro Cir Mesa, AZ	3.0	2.5	1566	$2,180	$1.39	45d	1	0.51mi
2206 S Ellsworth Rd Unit 94B Mesa, AZ	2.0	2.0	924	$3,702	$4.01	26d	1	0.51mi
2206 S Ellsworth Rd Unit 101B Mesa, AZ	2.0	2.0	924	$1,555	$1.68	45d	1	0.51mi
2206 S Ellsworth Rd Unit 3B Mesa, AZ	2.0	2.0	976	$1,606	$1.65	16d	1	0.51mi
8928 E Pampa Ave Mesa, AZ	3.0	2.5	1723	$10,500	$6.09	26d	1	0.59mi
3121 S Mandy Mesa, AZ	3.0	2.0	1357	$2,190	$1.61	5d	1	0.62mi
8915 E Pampa Ave Mesa, AZ	3.0	2.5	1700	$1,900	$1.12	45d	1	0.63mi
9231 E Lindner Ave Mesa, AZ	3.0	2.0	1572	$2,295	$1.46	7d	1	0.64mi
8843 E Pampa Ave Mesa, AZ	3.0	2.0	1357	$2,050	$1.51	6d	1	0.65mi
8852 E Plana Ave Mesa, AZ	3.0	2.0	1357	$1,995	$1.47	45d	1	0.70mi
2223 S Gordon Mesa, AZ	3.0	2.0	1278	$2,250	$1.76	26d	1	0.76mi
9335 E Baseline Rd Mesa, AZ	1.0–3.0	1.0–2.0	1162	$1,745	$1.50	0d	12	0.78mi
8865 E Baseline Rd #555 Mesa, AZ	3.0	2.0	1387	$3,900	$2.81	21d	1	0.79mi
8865 E Baseline Rd #555 Mesa, AZ	3.0	2.0	1387	$3,900	$2.81	26d	1	0.79mi
8865 E Baseline Rd #1028 Mesa, AZ	2.0	1.0	1028	$1,500	$1.46	45d	1	0.82mi
8527 E Osage Ave Mesa, AZ	3.0	2.5	1871	$2,200	$1.18	45d	1	0.87mi
2024 S Baldwin #154 Mesa, AZ	2.0	2.5	1200	$1,689	$1.41	18d	1	0.88mi
2024 S Baldwin #154 Mesa, AZ	2.0	2.5	1132	$1,689	$1.49	7d	1	0.88mi
8616 E Posada Ave Mesa, AZ	3.0	2.5	1792	$2,309	$1.29	12d	1	0.90mi
8616 E Posada Ave Mesa, AZ	3.0	2.5	1792	$2,289	$1.28	5d	1	0.90mi
2024 S Baldwin #40 Mesa, AZ	3.0	2.5	1384	$1,800	$1.30	26d	1	0.91mi
2024 S Baldwin #114 Mesa, AZ	2.0	2.5	1148	$1,700	$1.48	26d	1	0.94mi
2024 S Baldwin #114 Mesa, AZ	2.0	2.5	1148	$1,700	$1.48	13d	1	0.94mi
9909 E Onza Ave Mesa, AZ	3.0	2.0	1401	$2,165	$1.55	20d	1	0.95mi
9909 E Onza Ave Mesa, AZ	3.0	2.0	1401	$2,165	$1.55	26d	1	0.95mi
8528 E Desert Ln Mesa, AZ	3.0	2.0	1665	$2,280	$1.37	7d	1	0.97mi
8433 E Guadalupe Rd Mesa, AZ	1.0–3.0	1.0–2.0	936	$2,526	$2.70	0d	1	1.00mi
8720 E Knowles Ave Mesa, AZ	3.0	2.0	1692	$1,995	$1.18	4d	1	1.01mi
8720 E Knowles Ave Mesa, AZ	3.0	2.0	1692	$1,995	$1.18	0d	1	1.01mi
8462 E Pampa Ave Mesa, AZ	3.0	2.5	1473	$1,995	$1.35	45d	1	1.02mi

Listing history 22 events

1. 2026-06-21
   days on market $195,000 Active 74 DOM
2. 2026-06-18
   days on market $195,000 Active 71 DOM
3. 2026-06-17
   days on market $195,000 Active 70 DOM
4. 2026-06-16
   days on market $195,000 Active 69 DOM
5. 2026-06-15
   days on market $195,000 Active 68 DOM
6. 2026-06-13
   days on market $195,000 Active 66 DOM
7. 2026-06-09
   days on market $195,000 Active 62 DOM
8. 2026-06-08
   days on market $195,000 Active 61 DOM
9. 2026-06-07
   days on market $195,000 Active 60 DOM
10. 2026-06-04
    days on market $195,000 Active 57 DOM
11. 2026-06-03
    days on market $195,000 Active 56 DOM
12. 2026-06-02
    days on market $195,000 Active 55 DOM
13. 2026-06-01
    days on market $195,000 Active 54 DOM
14. 2026-05-31
    days on market $195,000 Active 53 DOM
15. 2026-04-08
    listed $195,000 Active 787-char remark

    Show marketing remark (787 chars)

    Welcome to Las Palmas Grand where every day feels like a vacation. Save thousands on this freshly painted, meticulously kept and upgraded Bel Air home. It's move-in ready, featuring a new kitchen in 2020, A/C in 2024, roof in 2021, and newer flooring. Open concept flowing into the kitchen and dining, with ample island and granite counters. Features include a double vanity in the master, inside laundry with cabinetry for storage, a tiled Arizona room, and a shed which is ideal for hobbies and projects. The guarded-gate community delivers resort-style living: sparkling pool, spa, tennis, pickleball, bocce ball, shuffleboard, billiards, fitness center, ballroom, library, arts and crafts studio, and a plethora of clubs and activities. All the amenities and lifestyle you've earned

16. 2025-03-10
    soldstatus $160,000 Closed 632-char remark

    Show marketing remark (632 chars)

    This sought after open floor plan with NEW ROOF, NEW A/C, 2 bed 2 bath + tiled AZ room and storage shed with work bench is move in ready just for you! This Cavco built, Bel Air model is conveniently located in the desirable Las Palmas Grand community. Additional upgrades include interior/exterior paint, sun screens, primary bath vanity with double sink, custom kitchen cabinets, oversized island with granite counter, newer carpet and so much more. Las Palmas community is full of activities and amenities including a large swimming pool, hot tub, tennis, pickleball, billiards, fitness center, and arts, crafts and clubs for all!

17. 2025-03-06
    status Pending 632-char remark

    Show marketing remark (632 chars)

    This sought after open floor plan with NEW ROOF, NEW A/C, 2 bed 2 bath + tiled AZ room and storage shed with work bench is move in ready just for you! This Cavco built, Bel Air model is conveniently located in the desirable Las Palmas Grand community. Additional upgrades include interior/exterior paint, sun screens, primary bath vanity with double sink, custom kitchen cabinets, oversized island with granite counter, newer carpet and so much more. Las Palmas community is full of activities and amenities including a large swimming pool, hot tub, tennis, pickleball, billiards, fitness center, and arts, crafts and clubs for all!

18. 2025-02-17
    historical Under Contract Accepting Backups 632-char remark

    Show marketing remark (632 chars)

    This sought after open floor plan with NEW ROOF, NEW A/C, 2 bed 2 bath + tiled AZ room and storage shed with work bench is move in ready just for you! This Cavco built, Bel Air model is conveniently located in the desirable Las Palmas Grand community. Additional upgrades include interior/exterior paint, sun screens, primary bath vanity with double sink, custom kitchen cabinets, oversized island with granite counter, newer carpet and so much more. Las Palmas community is full of activities and amenities including a large swimming pool, hot tub, tennis, pickleball, billiards, fitness center, and arts, crafts and clubs for all!

19. 2025-01-30
    price $165,000 632-char remark

    Show marketing remark (632 chars)

    This sought after open floor plan with NEW ROOF, NEW A/C, 2 bed 2 bath + tiled AZ room and storage shed with work bench is move in ready just for you! This Cavco built, Bel Air model is conveniently located in the desirable Las Palmas Grand community. Additional upgrades include interior/exterior paint, sun screens, primary bath vanity with double sink, custom kitchen cabinets, oversized island with granite counter, newer carpet and so much more. Las Palmas community is full of activities and amenities including a large swimming pool, hot tub, tennis, pickleball, billiards, fitness center, and arts, crafts and clubs for all!

20. 2025-01-16
    price $172,500 632-char remark

    Show marketing remark (632 chars)

    This sought after open floor plan with NEW ROOF, NEW A/C, 2 bed 2 bath + tiled AZ room and storage shed with work bench is move in ready just for you! This Cavco built, Bel Air model is conveniently located in the desirable Las Palmas Grand community. Additional upgrades include interior/exterior paint, sun screens, primary bath vanity with double sink, custom kitchen cabinets, oversized island with granite counter, newer carpet and so much more. Las Palmas community is full of activities and amenities including a large swimming pool, hot tub, tennis, pickleball, billiards, fitness center, and arts, crafts and clubs for all!

21. 2024-12-02
    price $175,000 632-char remark

    Show marketing remark (632 chars)

    This sought after open floor plan with NEW ROOF, NEW A/C, 2 bed 2 bath + tiled AZ room and storage shed with work bench is move in ready just for you! This Cavco built, Bel Air model is conveniently located in the desirable Las Palmas Grand community. Additional upgrades include interior/exterior paint, sun screens, primary bath vanity with double sink, custom kitchen cabinets, oversized island with granite counter, newer carpet and so much more. Las Palmas community is full of activities and amenities including a large swimming pool, hot tub, tennis, pickleball, billiards, fitness center, and arts, crafts and clubs for all!

22. 2024-11-17
    listed $189,900 Active 632-char remark

    Show marketing remark (632 chars)

    This sought after open floor plan with NEW ROOF, NEW A/C, 2 bed 2 bath + tiled AZ room and storage shed with work bench is move in ready just for you! This Cavco built, Bel Air model is conveniently located in the desirable Las Palmas Grand community. Additional upgrades include interior/exterior paint, sun screens, primary bath vanity with double sink, custom kitchen cabinets, oversized island with granite counter, newer carpet and so much more. Las Palmas community is full of activities and amenities including a large swimming pool, hot tub, tennis, pickleball, billiards, fitness center, and arts, crafts and clubs for all!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,357
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$5,673
• Taxable loss: −$876
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $2,491/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates to bring it up to modern standards, significantly impacting its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Worn and outdated
• Major Bathroom fixtures — Older and worn
• Major Exterior siding — Worn and in need of repainting
• Major Flooring — Older carpet, worn
• Major Interior walls — Older paint, worn
• Major Windows — Older frames, worn

Value-add opportunities

• Resale New kitchen cabinets and countertops — Modernizes the kitchen and adds value
• Resale New bathroom fixtures — Modernizes the bathroom and adds value
• Resale New exterior siding and paint — Enhances curb appeal and adds value
• Resale New flooring — Modernizes the living space and adds value
• Resale New interior paint — Modernizes the interior and adds value
• Resale New windows — Enhances energy efficiency and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and outdated	Major	$15,000–50,000
Bathroom fixtures · Older and worn	Major	$15,000–50,000
Exterior siding · Worn and in need of repainting	Major	$15,000–50,000
Flooring · Older carpet, worn	Major	$15,000–50,000
Interior walls · Older paint, worn	Major	$15,000–50,000
Windows · Older frames, worn	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale New kitchen cabinets and countertops — Modernizes the kitchen and adds value ↑
• Resale New bathroom fixtures — Modernizes the bathroom and adds value ↑
• Resale New exterior siding and paint — Enhances curb appeal and adds value ↑
• Resale New flooring — Modernizes the living space and adds value ↑
• Resale New interior paint — Modernizes the interior and adds value ↑
• Resale New windows — Enhances energy efficiency and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Gilbert Unified District (4239)
• NCES district ID: 0403400
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $74,715
• Composite: 45.55/100
• National rank: #2600
• State rank: #38 of 249 in AZ

Livability — Mesa

• Score: 79/100
• State rank: #6
• US rank: #2034

Category grades

Amenities A+ Commute A+ Cost of living C+ Crime D Employment B- Housing A+ Health & safety C- User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mesa, AZ
• County: Maricopa County · 4,537,380 people
• City population: 555,266
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 43,150
• Household income: $84,432
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 972.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 15% Two or more races 9% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 4% Romanian 3% Lithuanian 3%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 9% Tagalog/Filipino 1% Chinese 1%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.44%
• Current HPI: 277.6198
• Rent YoY: ▲ 0.54%
• Metro: Phoenix-Mesa-Chandler, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

Industry mix (Fortune 500 HQ in AZ)

Industry	F500 HQs	Revenue
▸Technology	2	$13B
▸Mining / Metals	1	$23B
▸Environmental Services	1	$16B
▸Metals / Steel	1	$14B
▸Technology Distribution	1	$9B
▸Homebuilding	1	$8B

Price history

+2.7% since first listed

8 events — show timeline

• 2026-04-08 Listed $195,000 ARMLS
• 2025-03-10 Sold (MLS) $160,000 ARMLS
• 2025-03-06 Pending — ARMLS
• 2025-02-17 Contingent — ARMLS
• 2025-01-30 Price Changed $165,000 ARMLS
• 2025-01-16 Price Changed $172,500 ARMLS
• 2024-12-02 Price Changed $175,000 ARMLS
• 2024-11-17 Listed $189,900 ARMLS