1650 S Arizona Ave #281 · Chandler, AZ
Flood risk 4/10 · Minor
- FEMA flood zone
- X (shaded)
- Chance of flooding over 30 yrs
- 0.24%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 2/10 · Minimal
- Est. fire insurance / yr
- $610 – $1,132
Heat risk 9/10 · Severe
- Hot days now (above 111°F)
- 7 days/yr
- Hot days in 30 yrs
- 19 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the B 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 +30.0/30.0
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Schools +4.9/10.0
- Livability +3.9/5.0
- Appreciation +2.5/10.0
- Rent growth +2.3/5.0
- Condition / age +2.2/5.0
- Manufactured-home adj. -6.5
$89,980
1650 S Arizona Ave #281 · Chandler, AZ 85286
3 bd · 2.0 ba · 1,219 sqft · Manufactured
· 16 Days on market
Manufactured home
Built 2015
1,219 sqft lot
$74/sqft
· 35% below area
Est $139k · 35% under
↓ 18% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome home to unit #281 at 1650 S Arizona Ave, a modern manufactured residence built in 2015 and offering 1,219 square feet of beautifully designed interior living space in the heart of Chandler. Featuring 3 comfortable bedrooms and 2 full bathrooms, this home seamlessly combines functional layout with stylish finishings, making it an ideal choice for low-maintenance desert living. Step inside to an inviting open layout with vaulted ceilings, modern vinyl flooring, and clean, bright finishes throughout.
Key facts
- Open layout
- Vaulted ceilings
- Breakfast bar
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $702 ($8k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $90k).
- Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
- Cap rate 15.7% 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.
- Zoned schools: T. Dale Hancock Elementary School (math 47% / reading 50%, grade D, #296 of 1,109 statewide, top 27%, 685 students, 36% FRL); Bogle Junior High School (math 43% / reading 52%, grade C-, #36 of 218 statewide, top 18%, 1,151 students, 26% FRL); Hamilton High School (math 52% / reading 49%, grade D+, #36 of 381 statewide, top 9%, 3,850 students, 18% FRL) — zoned schools at 27% FRL track the district average.
- Market conditions: Rents soft (-0.6%/yr); 334 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
- This rent is only 17% of the median local income ($122k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
Negotiation context
- It's been on market 16 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts 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.
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
$88,630
(1.5% below list)
Questions for the listing agent
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.86% ✓
- Cap rate
- 15.66%
- Cash-on-cash
- 33.44%
- DSCR
- 2.49
- GRM
- 4.5
CMA / ARV
- ARV (median comp)
- $139,000
- List price
- $89,980
- Delta
- -35.27%
- Verdict
- UNDERPRICED
- Comps
- 1 within 2.0 mi
Show comp detail 5 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1650 S Arizona Ave #352 | 0.13mi | 3/2.0 | 1,200 (-2%) | 14mo | $117,000 | $98 | 80 |
| 1650 S Arizona Ave #126 | 0.21mi | 3/2.0 | 1,120 (-8%) | 12mo | $69,000 | $62 | 66 |
| 1650 S Arizona Ave #336 | 0.18mi | 3/2.0 | 1,300 (+7%) | 18mo | $117,500 | $90 | 66 |
| 1650 S Arizona Ave #23 | 0.13mi | 3/2.0 | 1,304 (+7%) | 24mo | $115,000 | $88 | 63 |
| 1650 S Arizona Ave #228 | 0.21mi | 3/2.0 | 1,056 (-13%) | 17mo | $83,000 | $79 | 53 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- 25.3%
- Equity multiple
- 2.00×
- Total profit
- $25,248
- Equity at exit
- $13,416
10-year hold
- IRR
- 31.1%
- Equity multiple
- 3.41×
- Total profit
- $60,685
- Equity at exit
- $7,780
Cash invested: $25,194 (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.
Active competition Active MLS
- For sale now
- 9 active
- Median asking
- $89,900 ($84/sqft)
- Median days on market
- 21 d
- This list price
- 56% of active listings are priced below it
- ARV vs active asking
- +35.4% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 85286
- Home prices YoY
- -24.8%
- Rents YoY
- -0.6%
- Active inventory
- 334
- Price-to-rent
- 4.5×
Monthly cashflow live
↻
- Estimated rent
- $1,676 high interval (Pro) →
- Mortgage (P&I)
- −$472
- Tax est. 1.5%
- −$112 /mo · $1,350/yr
- Insurance
- −$37
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$352
- Net cashflow
- $702
Break-even live
Break-even rent
$787
Max offer price
$89,980
Occupancy floor
53%
Sensitivity live
| Price | -10% $764 | -5% $733 | +0% $702 | +5% $671 | +10% $640 |
|---|---|---|---|---|---|
| Rent | -10% $570 | -5% $636 | +0% $702 | +5% $768 | +10% $834 |
| Rate | -1.0pp $747 | -0.5pp $725 | base $702 | +0.5pp $679 | +1.0pp $655 |
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
- $22,495
- Closing costs
- $2,699
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 200 W Germann Rd Chandler, AZ | 1.0–3.0 | 1.0–2.0 | 1081 | $2,187 | $2.02 | 0d | 17 | 0.25mi |
| 1900 S Arizona Ave Chandler, AZ | 2.0–3.0 | 2.0 | 1182 | $2,478 | $2.10 | 0d | 3 | 0.28mi |
| 2150 S Arizona Ave Chandler, AZ | 2.0–3.0 | 2.0 | 1149 | $1,988 | $1.73 | 0d | 10 | 0.42mi |
| 800 W Willis Rd Chandler, AZ | 1.0–3.0 | 1.0–2.0 | 1036 | $2,609 | $2.52 | 0d | 6 | 0.49mi |
| 575 W Pecos Rd Chandler, AZ | 1.0–3.0 | 1.0–2.0 | 928 | $2,314 | $2.49 | 0d | 18 | 0.52mi |
| 875 W Pecos Rd Chandler, AZ | 1.0–2.0 | 1.0–2.0 | 996 | $1,816 | $1.82 | 0d | 8 | 0.78mi |
| 875 S Nebraska St Chandler, AZ | 2.0 | 2.0 | 837 | $1,350 | $1.61 | 0d | 1 | 0.83mi |
| 875 S Nebraska St Chandler, AZ | 2.0 | 2.0 | 837 | $1,450 | $1.73 | 87d | 1 | 0.83mi |
| 1148 S Fargo Ct Chandler, AZ | 3.0 | 2.0 | 1162 | $2,000 | $1.72 | 20d | 1 | 0.84mi |
| 621 S California St Unit A Chandler, AZ | 2.0 | 1.0 | 756 | $1,225 | $1.62 | 83d | 1 | 0.84mi |
| 621 S California St Unit A Chandler, AZ | 2.0 | 1.0 | 756 | $1,175 | $1.55 | 19d | 1 | 0.84mi |
| 726 S Nebraska St #95 Chandler, AZ | 3.0 | 2.0 | 1188 | $1,900 | $1.60 | 184d | 1 | 0.89mi |
| 1106 S Fresno Ct Chandler, AZ | 3.0 | 2.0 | 1421 | $2,195 | $1.54 | 165d | 1 | 0.90mi |
| 726 S Nebraska St #159 Chandler, AZ | 3.0 | 2.0 | 1188 | $1,699 | $1.43 | 162d | 1 | 0.90mi |
| 1324 S Mosley Ct Chandler, AZ | 3.0 | 2.0 | 1421 | $2,195 | $1.54 | 72d | 1 | 0.94mi |
| 727 S Hartford St #189 Chandler, AZ | 3.0 | 2.0 | 1060 | $1,575 | $1.49 | 121d | 1 | 0.96mi |
| 727 S Hartford St Chandler, AZ | 3.0 | 2.0 | 1060 | $1,495 | $1.41 | 151d | 1 | 0.96mi |
| 727 S Hartford St #182 Chandler, AZ | 3.0 | 2.0 | 1060 | $1,495 | $1.41 | 155d | 1 | 0.96mi |
| 727 S Hartford St #189 Chandler, AZ | 3.0 | 2.0 | 1060 | $1,695 | $1.60 | 184d | 1 | 0.96mi |
| 1112 S Bogle Ct Chandler, AZ | 2.0 | 2.0 | 1363 | $1,858 | $1.36 | 165d | 1 | 0.98mi |
| 1112 S Bogle Ct Chandler, AZ | 2.0 | 2.0 | 1363 | $1,800 | $1.32 | 162d | 1 | 0.98mi |
| 773 E Wildhorse Dr Chandler, AZ | 3.0 | 2.0 | 1241 | $2,270 | $1.83 | 12d | 1 | 0.99mi |
| 773 E Wildhorse Dr Chandler, AZ | 3.0 | 2.0 | 1241 | $2,130 | $1.72 | 0d | 1 | 0.99mi |
| 1231 S Bridger Dr Chandler, AZ | 3.0 | 2.0 | 1336 | $2,195 | $1.64 | 28d | 1 | 1.01mi |
| 1184 W Flamingo Ct Chandler, AZ | 3.0 | 2.0 | 1385 | $2,150 | $1.55 | 34d | 1 | 1.01mi |
| 1314 W Weatherby Way Chandler, AZ | 2.0 | 2.5 | 1307 | $1,950 | $1.49 | 184d | 1 | 1.04mi |
| 1190 W Seagull Dr Chandler, AZ | 3.0 | 2.0 | 1237 | $2,173 | $1.76 | 0d | 1 | 1.04mi |
| 1190 W Seagull Dr Chandler, AZ | 3.0 | 2.0 | 1237 | $2,173 | $1.76 | 7d | 1 | 1.04mi |
| 1315 W Musket Way Chandler, AZ | 3.0 | 2.0 | 1454 | $2,250 | $1.55 | 184d | 1 | 1.06mi |
| 1175 W Pecos Rd Chandler, AZ | 1.0–3.0 | 1.0–2.0 | 971 | $1,999 | $2.06 | 0d | 8 | 1.07mi |
| 689 E Springfield Pl Chandler, AZ | 3.0 | 2.0 | 1363 | $2,200 | $1.61 | 90d | 1 | 1.09mi |
| 1152 S Bridger Dr Chandler, AZ | 3.0 | 2.0 | 1399 | $2,200 | $1.57 | 65d | 1 | 1.09mi |
| 2777 S Arizona Ave Chandler, AZ | 1.0–3.0 | 1.0–2.5 | 1164 | $2,639 | $2.27 | 0d | 11 | 1.10mi |
| 1364 W Musket Way Chandler, AZ | 3.0 | 2.0 | 1454 | $2,495 | $1.72 | 79d | 1 | 1.11mi |
| 408 W Elgin St Chandler, AZ | 3.0 | 1.5 | 1474 | $2,200 | $1.49 | 113d | 1 | 1.12mi |
| 688 E Springfield Pl Chandler, AZ | 3.0 | 2.0 | 1363 | $2,175 | $1.60 | 43d | 1 | 1.12mi |
| 862 W Saragosa St Chandler, AZ | 3.0 | 2.0 | 1257 | $2,500 | $1.99 | 0d | 1 | 1.13mi |
| 1404 W Weatherby Way Chandler, AZ | 3.0 | 2.5 | 1307 | $2,200 | $1.68 | 87d | 1 | 1.14mi |
| 1387 W Marlin Dr Chandler, AZ | 2.0 | 2.5 | 1307 | $2,245 | $1.72 | 139d | 1 | 1.14mi |
| 1387 W Marlin Dr Chandler, AZ | 2.0 | 2.5 | 1307 | $2,245 | $1.72 | 155d | 1 | 1.14mi |
Property features AI
Finance
- HOA & community
- Community pool and spaPlaygroundBiking and walking pathNear a bus stopCommunity fees include sewer, street maintenance, trash, and waterLand lease of $950 per month
Exterior
- Parking
- Attached carport with 2 covered spaces3 open parking spaces
- Utilities
- Public sewer
- Home design
- Manufactured/mobile home
- Construction
- Other painted construction materialsComposition roof
- Exterior features
- StoragePrivate spaBackyard wood fencingGravel/stone front landscapingSynthetic grass backyardNorth/south exposure
Interior
- Kitchen
- RefrigeratorBuilt-in microwaveDishwasherGarbage disposalGas rangeGas ovenGas cooktopGas stub for rangeNon-laminate and quartz countertopsPantry
- Bedrooms
- 3 bedrooms
- Flooring
- Vinyl flooring
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Natural gas floor and wall furnacesCentral air conditioningCeiling fans
- Interior features
- High-speed internetDouble vanityEat-in kitchenBreakfast barNo interior stepsVaulted ceilingsDual-pane windows with vinyl framesAccessible approach with rampBath lever faucets
- Laundry & utility
- Indoor laundry with washer and dryer hookups
Listing history 50 events
-
2026-11-08days on market $89,980 Active 16 DOM
-
2026-11-07days on market $89,980 Active 15 DOM
-
2026-11-06days on market $89,980 Active 14 DOM
-
2026-11-05days on market $89,980 Active 13 DOM
-
2026-11-04days on market $89,980 Active 12 DOM
-
2026-11-02days on market $89,980 Active 10 DOM
-
2026-11-01days on market $89,980 Active 9 DOM
-
2026-10-31days on market $89,980 Active 8 DOM
-
2026-10-30days on market $89,980 Active 7 DOM
-
2026-10-29days on market $89,980 Active 6 DOM
-
2026-10-28days on market $89,980 Active 5 DOM
-
2026-10-27days on market $89,980 Active 4 DOM
-
2026-10-26days on market $89,980 Active 3 DOM
-
2026-10-26days on market $89,980 Active 2 DOM
-
2026-10-23remarks 699-char remark
-
2026-10-23pricedays on market $89,980 Active 1 DOM
-
2026-08-31days on market $104,980 Active 108 DOM
-
2026-08-30days on market $104,980 Active 107 DOM
-
2026-08-29days on market $104,980 Active 106 DOM
-
2026-08-28days on market $104,980 Active 105 DOM
-
2026-08-27days on market $104,980 Active 104 DOM
-
2026-08-25days on market $104,980 Active 102 DOM
-
2026-08-24days on market $104,980 Active 101 DOM
-
2026-08-23days on market $104,980 Active 100 DOM
-
2026-08-22days on market $104,980 Active 99 DOM
-
2026-08-21days on market $104,980 Active 98 DOM
-
2026-08-20days on market $104,980 Active 97 DOM
-
2026-08-19days on market $104,980 Active 96 DOM
-
2026-08-18days on market $104,980 Active 95 DOM
-
2026-08-17days on market $104,980 Active 94 DOM
-
2026-08-16days on market $104,980 Active 93 DOM
-
2026-08-15days on market $104,980 Active 92 DOM
-
2026-08-14days on market $104,980 Active 91 DOM
-
2026-08-13days on market $104,980 Active 90 DOM
-
2026-08-12days on market $104,980 Active 89 DOM
-
2026-08-11days on market $104,980 Active 88 DOM
-
2026-08-10days on market $104,980 Active 87 DOM
-
2026-08-09days on market $104,980 Active 86 DOM
-
2026-08-08days on market $104,980 Active 85 DOM
-
2026-08-06days on market $104,980 Active 83 DOM
-
2026-08-05days on market $104,980 Active 82 DOM
-
2026-08-04days on market $104,980 Active 81 DOM
-
2026-08-03days on market $104,980 Active 80 DOM
-
2026-07-31days on market $104,980 Active 77 DOM
-
2026-07-30days on market $104,980 Active 76 DOM
-
2026-07-30days on market $104,980 Active 75 DOM
-
2026-07-28days on market $104,980 Active 74 DOM
-
2026-07-26days on market $104,980 Active 72 DOM
-
2026-07-24days on market $104,980 Active 70 DOM
-
2026-07-23days on market $104,980 Active 69 DOM
ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
- Wildfire 2/10 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $20,110
- − Mortgage interest
- −$5,040
- − Property taxes
- −$1,350
- − Insurance
- −$450
- − Repairs & maintenance
- −$1,609
- − Management
- −$1,609
- − Depreciation
- −$2,618
- Taxable income
- $7,435
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,784
- After-tax cash flow
- $6,640/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 · 13 photos
45/100
Moderate rehab
Est. rehab $30,475–$54,855 screening
This manufactured home requires moderate repairs to the exterior siding and interior walls, but is otherwise in fair condition. Simple updates like painting and decluttering can significantly enhance its value.
Repairs flagged
- Moderate exterior siding — Weathered and discolored
- Minor interior walls — Some paint wear
Value-add opportunities
- Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
- Both repair and paint exterior siding — Fresh siding improves curb appeal and home value ↑
- Both organize countertops and bathrooms — A clutter-free space is more appealing to potential buyers and renters ↑
ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 49/100
Zoned Schools
Elementary
T. Dale Hancock Elementary School
D
AZ #296/1,109
Nat'l #14,081/41,679
Middle
Bogle Junior High School
C-
AZ #36/218
Nat'l #4,042/14,009
High
Hamilton High School
D+
AZ #36/381
Nat'l #5,393/17,239
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
B
Composite livability gradescore 78/100
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 · 4,979,203 people
- City population
- 299,016
- Metro
- Phoenix-Mesa-Chandler, AZ
- Population (ZIP)
- 50,621
- Household income
- $121,758
- Rent vs Own
- Severe rent burden
- 14% of renters
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 0.66)
- Race & ethnicity
- White 53% Hispanic / Latino 19% Asian 16% Two or more races 14% Black 5% Native American 2%
- Hispanic origin (detail)
- Mexican 15%
- Languages at home
- 74% English-only · Spanish 8% Other Asian/Pacific 5% Chinese 4%
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
- ▼ -101.85%
- Current HPI
- 309.3228
- Rent YoY
- ▼ -0.64%
- 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 |
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| Mining / Metals | 1 | $23B |
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| Environmental Services | 1 | $16B |
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| Metals / Steel | 1 | $14B |
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| Technology Distribution | 1 | $9B |
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| Homebuilding | 1 | $8B |
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Price history
-18.2% since first listed4 events — show timeline
- 2026-10-23 Listed $89,980 ARMLS
- 2026-09-01 Listing Removed — ARMLS
- 2026-06-19 Price Changed $104,980 ARMLS
- 2026-05-15 Listed $109,980 ARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…