200 E Ivanhoe St · Chandler, AZ 85225

$55,000

3 bd · 1.5 ba · 2,160 sqft · Land public records · 50 Days on market

Built 1983

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable 3 bedroom 2 bathroom manufactured home in a 55community in Chandler AZ. Year-round primary residence or a seasonal "snowbird" home. This ground-level mobile home is wheelchair accessible, and doesn't actually look like a typical mobile home. -- ---------------------------------------------------- Home features: Remodeled doublewide - Open floorplan - New flooring throughout - New paint inside/outside - New washer & dryer - New master bath - 2nd bath ready to customize -Wheelchair accessible- No Stairs - Mini-split heat & cool - 1 window AC - 2 sheds - Fenced yard - Pets ok - Covered back patio - Covered parking - Carport for 2-3 cars - Desert landscaping. -- ---------------------------------------------------- Community includes: Clubhouse - Barbecues - Community pool - Great neighbors - 55+ community - Convenient location near Downtown Chandler, restaurants, shops, etc. - $1200/monthly land lease separate from purchase price. -- ---------------------------------------------------- If you are interested in purchasing this home, please CALL [phone] (no texts please). We will help you apply with the park management via email, to qualify for the park before viewing the home. All offers considered!

Key facts

• New master bath
• Fenced yard
• New flooring

Tags

• WHEELCHAIR ACCESSIBLE
• PARTIAL REMODEL
• NEW FLOORING
• NEW PAINT
• NEW MASTER BATH
• FENCED YARD

Property features AI

Exterior

• Home design: Built in 1983
• Construction: Built in 1983
• Exterior features: Patio

Interior

• Interior features: Pantry; Patio

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath land listed at $55k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 40.7% vs local median 3.3% in Chandler — 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 78/100 on livability (#9 in AZ, #2,508 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: health & safety D, cost of living D-.
• Chandler Unified District #80 (4242) (suburban): math 49% / reading 57% proficiency, ranked #31 of 249 in AZ (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.7%/yr); 182 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 34% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $18k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 4.51% ✓
• Cap rate: 40.75%
• Cash-on-cash: 123.05%
• DSCR: 6.48
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.48×
• Total profit: $84,435
• Equity at exit: $8,201

10-year hold

• IRR: —
• Equity multiple: 12.37×
• Total profit: $175,099
• Equity at exit: $4,755

Cash invested: $15,400 (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 85225

• Home prices YoY: -28.1%
• Rents YoY: -1.7%
• Active inventory: 182
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $2,480 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $1,579

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 31%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 W Dublin St Chandler, AZ	3.0	2.0	2302	$2,050	$0.89	12d	1	0.49mi
123 N Washington St #45 Chandler, AZ	3.0	2.5	1523	$2,700	$1.77	5d	1	0.79mi
536 N Cheri Lynn Dr Chandler, AZ	3.0	2.0	1579	$2,295	$1.45	11d	1	0.79mi
123 N Washington St Chandler, AZ	2.0	2.5	1523	$2,500	$1.64	24d	1	0.80mi
510 E Kent Ave Chandler, AZ	3.0	2.0	1422	$2,190	$1.54	2d	1	0.83mi
124 N California St Chandler, AZ	3.0	3.5	1974	$2,495	$1.26	24d	1	0.84mi
121 N California St #22 Chandler, AZ	3.0	3.5	1694	$2,600	$1.53	43d	1	0.85mi
1211 N Jackson St Chandler, AZ	3.0	2.0	1528	$2,195	$1.44	5d	1	0.86mi
650 W Kent Pl Chandler, AZ	3.0	2.5	1933	$2,995	$1.55	5d	1	0.95mi
837 W Baylor Ln Chandler, AZ	4.0	3.0	2222	$2,695	$1.21	43d	1	0.97mi
1168 N Burbank Ct Chandler, AZ	4.0	4.0	2222	$2,900	$1.31	5d	1	1.03mi
677 E Commonwealth Pl Unit 3 Chandler, AZ	3.0	2.5	1582	$2,535	$1.60	5d	1	1.09mi
677 E Commonwealth Pl Chandler, AZ	3.0	3.0	1582	$2,535	$1.60	3d	1	1.09mi
677 E Commonwealth Ave Chandler, AZ	3.0	2.5	1582	$2,535	$1.60	5d	1	1.12mi
955 E Knox Rd Chandler, AZ	3.0	2.0	1848	$2,172	$1.18	43d	2	1.14mi
1080 E Flint St Chandler, AZ	3.0	2.0	1728	$2,850	$1.65	43d	1	1.15mi
733 E Commonwealth Ave #27 Chandler, AZ	3.0	2.5	1823	$2,195	$1.20	1d	1	1.15mi
733 E Commonwealth Ave Unit 39 Chandler, AZ	4.0	4.5	2160	$2,695	$1.25	43d	1	1.15mi
733 E Commonwealth Ave Unit 20 Chandler, AZ	4.0	4.5	2160	$2,595	$1.20	43d	1	1.15mi
733 E Commonwealth Ave #36 Chandler, AZ	3.0	2.5	1807	$2,195	$1.21	43d	1	1.15mi
733 E Commonwealth Ave Unit 24 Chandler, AZ	4.0	4.5	2160	$2,599	$1.20	15d	1	1.18mi
733 E Commonwealth Ave Unit 38 Chandler, AZ	3.0	2.5	1807	$2,195	$1.21	24d	1	1.18mi
733 E Commonwealth Ave Unit 17 Chandler, AZ	3.0	2.5	1807	$2,195	$1.21	18d	1	1.18mi
1380 N Concord Ave Chandler, AZ	4.0	2.5	2957	$3,200	$1.08	5d	1	1.22mi
277 N Jesse St Chandler, AZ	3.0	2.0	1788	$2,400	$1.34	11d	1	1.22mi
369 W Fairway Pl Chandler, AZ	3.0	2.0	1925	$2,700	$1.40	24d	1	1.23mi
701 N Comanche Dr Chandler, AZ	3.0	2.0	1912	$2,435	$1.27	5d	1	1.24mi
702 N Comanche Dr Chandler, AZ	3.0	2.0	1915	$1,200	$0.63	5d	1	1.27mi
155 E Frye Rd Chandler, AZ	1.0–3.0	1.0–2.0	1213	$3,136	$2.59	1d	25	1.29mi
1271 W Gail Dr Chandler, AZ	3.0	2.0	1517	$2,195	$1.45	43d	1	1.34mi
144 S Kingston St Chandler, AZ	3.0	2.0	1428	$2,650	$1.86	24d	1	1.36mi
811 E Chicago St Chandler, AZ	4.0	2.0	2045	$2,695	$1.32	43d	1	1.37mi
741 W San Marcos Dr Chandler, AZ	4.0	2.5	2477	$3,500	$1.41	43d	1	1.41mi
1370 W Gary Dr Chandler, AZ	3.0	2.0	1468	$2,375	$1.62	22d	1	1.43mi
670 E Mariposa Pl Chandler, AZ	4.0	2.5	1661	$2,195	$1.32	5d	1	1.47mi
1420 W Iris Dr Gilbert, AZ	3.0	2.0	1812	$3,650	$2.01	43d	1	1.50mi

Listing history 28 events

1. 2026-06-18
   days on market $55,000 Active 50 DOM
2. 2026-06-17
   pricedays on marketlisting id $55,000 Active 49 DOM
3. 2026-06-17
   days on market $20,000 Active 22 DOM
4. 2026-06-16
   days on market $20,000 Active 21 DOM
5. 2026-06-15
   days on market $20,000 Active 20 DOM
6. 2026-06-13
   days on market $20,000 Active 18 DOM
7. 2026-06-13
   days on market $20,000 Active 17 DOM
8. 2026-06-09
   days on market $20,000 Active 14 DOM
9. 2026-06-08
   days on market $20,000 Active 13 DOM
10. 2026-06-07
    days on market $20,000 Active 12 DOM
11. 2026-06-04
    days on market $20,000 Active 9 DOM

    Show marketing remark (1271 chars)

    Affordable 3 bedroom 2 bathroom manufactured home in a 55community in Chandler AZ. Year-round primary residence or a seasonal "snowbird" home. This ground-level mobile home is wheelchair accessible, and doesn't actually look like a typical mobile home. -- ---------------------------------------------------- Home features: Remodeled doublewide - Open floorplan - New flooring throughout - New paint inside/outside - New washer & dryer - New master bath - 2nd bath ready to customize -Wheelchair accessible- No Stairs - Mini-split heat & cool - 1 window AC - 2 sheds - Fenced yard - Pets ok - Covered back patio - Covered parking - Carport for 2-3 cars - Desert landscaping. -- ---------------------------------------------------- Community includes: Clubhouse - Barbecues - Community pool - Great neighbors - 55+ community - Convenient location near Downtown Chandler, restaurants, shops, etc. - $1200/monthly land lease separate from purchase price. -- ---------------------------------------------------- If you are interested in purchasing this home, please CALL [phone] (no texts please). We will help you apply with the park management via email, to qualify for the park before viewing the home. All offers considered!

12. 2026-06-03
    days on market $20,000 Active 8 DOM
13. 2026-06-02
    days on market $20,000 Active 7 DOM
14. 2026-06-01
    days on market $20,000 Active 6 DOM
15. 2026-05-31
    days on market $20,000 Active 5 DOM
16. 2026-05-17
    price $56,900 1857-char remark
17. 2026-04-29
    listed $60,000 Active 1857-char remark
18. 2025-12-19
    soldstatus $14,500,000
19. 2025-06-13
    historical
20. 2025-05-28
    price $62,000
21. 2025-05-23
    price $62,500
22. 2025-05-18
    price $63,900
23. 2025-05-12
    price $65,000
24. 2025-05-08
    listed $69,000 Active
25. 2019-07-31
    soldstatus $6,750,000
26. 2005-02-22
    soldstatus $8,575,000
27. 1997-08-29
    soldstatus $1,664,000
28. 1985-07-11
    soldstatus $225,000

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,761
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$2,381
• − Management: −$2,381
• − Depreciation: −$1,600
• Taxable income: $19,218
• Est. tax owed @ 24.0%: −$4,612
• After-tax cash flow: $14,338/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.

Schools (NCES district)

• District: Chandler Unified District #80 (4242)
• NCES district ID: 0401870
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $74,048
• Composite: 47.54/100
• National rank: #2268
• State rank: #31 of 249 in AZ

Livability — Chandler

• Score: 78/100
• State rank: #9
• US rank: #2508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chandler, AZ
• County: Maricopa County · 4,537,380 people
• City population: 299,016
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 72,297
• Household income: $88,676
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 2327.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 48% Hispanic / Latino 34% Two or more races 16% Black 7% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 29% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 72% English-only · Spanish 21% Vietnamese 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: ▼ -128.25%
• Current HPI: 328.8354
• Rent YoY: ▼ -1.66%
• 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

-75.6% since first listed

16 events — show timeline

• 2026-06-06 Price Changed $55,000 FSBO.com
• 2026-06-04 Listed $72,500 ForSaleByOwner.com
• 2026-06-04 Listed — ForSaleByOwner.com
• 2026-05-17 Price Changed $56,900 FSBO.com
• 2026-04-29 Listed $60,000 FSBO.com
• 2025-12-19 Sold (Public Records) $14,500,000 Public Records
• 2025-06-13 Listing Removed — ARMLS
• 2025-05-28 Price Changed $62,000 ARMLS
• 2025-05-23 Price Changed $62,500 ARMLS
• 2025-05-18 Price Changed $63,900 ARMLS
• 2025-05-12 Price Changed $65,000 ARMLS
• 2025-05-08 Listed $69,000 ARMLS
• 2019-07-31 Sold (Public Records) $6,750,000 Public Records
• 2005-02-22 Sold (Public Records) $8,575,000 Public Records
• 1997-08-29 Sold (Public Records) $1,664,000 Public Records
• 1985-07-11 Sold (Public Records) $225,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $16,731 · +1.6% YoY. Source: county tax records.