ZIP CODE 85212 // PHOENIX-MESA-CHANDLER, AZ // DATA AS OF 2026-09-30
Mesa, AZ (85212) Rental Property Cap Rate & Cash Flow Report
Located in Maricopa County (Mesa, AZ), Zip Code 85212 ranks #250 of 500 nationally (50th percentile) with a Zillow ZHVI typical acquisition price of $553,659 (-1.0% YoY) and a ZORI observed market rent of $2,199/mo (+0.1% YoY). Requires at least 58.8% down payment at 6.5% interest to reach $0/mo break-even cash flow.
Net Monthly Cash Flow
-$1,357/mo
Annual: -$16,280/yr
Net Cap Rate
3.13%
NOI: $17,315/yr
Cash-on-Cash Return
-12.78%
Cash Needed: $127,342
1% Rule Ratio
0.40%
Gross Yield: 4.77%
Break-Even Rent
$3,759/mo
State Tax: 0.52%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 85212 BENCHMARK)
Edit any value
Purchase Price (ZHVI Median)
Monthly Gross Rent (ZORI Median)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (AZ Avg 0.52%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$2,800/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$757/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (85212)
| Year | Median Price | Median Rent | Gross Yield |
|---|---|---|---|
| 2021 | $521,036 | $2,035/mo | 4.69% |
| 2022 | $607,436 | $2,215/mo | 4.38% |
| 2023 | $565,305 | $2,177/mo | 4.62% |
| 2024 | $573,538 | $2,220/mo | 4.64% |
| 2025 | $559,373 | $2,198/mo | 4.72% |
| 2026 | $553,659 | $2,199/mo | 4.77% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 85225 Chandler, AZ | $438,217 | $1,754/mo | 3.16% | -$1,063/mo |
| 85338 Goodyear, AZ | $432,143 | $1,688/mo | 3.06% | -$1,084/mo |
| 85301 Glendale, AZ | $305,492 | $1,166/mo | 2.97% | -$790/mo |
| 85142 Queen Creek, AZ | $586,082 | $2,206/mo | 2.91% | -$1,543/mo |
| 85383 Peoria, AZ | $636,043 | $2,343/mo | 2.83% | -$1,719/mo |
| 85308 Glendale, AZ | $467,433 | $1,707/mo | 2.79% | -$1,276/mo |