1500 N Sunview Pkwy #19 · Gilbert, AZ 85234

$247,500

2 bd · 2.0 ba · 817 sqft · Townhouse public records · 109 Days on market

Built 1985 2,405 sqft lot $303/sqft · 21% below area Est $315k · 21% under $160/mo HOA · 9% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• Schools +4.6/10.0
• Livability +4.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +1.9/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2 split bedroom unit; both bedrooms have en suite bathroom.Secondary bedroom and bathroom have justbeen updated. This is a beauty and priced to sell! Private carport in front, private patio in rear. Interior stackable laundry machine. HVAC is a 3-ton unit replaced in 2020. HOA repaired roof in 2022.

Key facts

• En suite bathroom
• Split bedroom unit
• Private patio

Tags

• SPLIT BEDROOM UNIT
• EN SUITE BATHROOM
• PRIVATE CARPORT
• PRIVATE PATIO
• INTERIOR STACKABLE LAUNDRY
• HVAC UNIT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $248k.

Deal economics

• At list price, monthly cash flow is $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (31.3% below list).
• Recommended offer: $170k (31.3% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.2% in Gilbert — 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 87/100 on livability (#1 in AZ, #240 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, employment A+; Watch: health & safety C-, cost of living F.
• 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.
• Market conditions: Rents soft (-0.7%/yr); 190 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 ($121k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $68k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $248k implies a 242% gain — meaningful room to come down on a strong offer.

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 $170,127 (31.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.88%
• DSCR: 0.78
• GRM: 12.1

CMA / ARV

• ARV (median comp): $315,001
• List price: $247,500
• Delta: -21.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
170 E Guadalupe Rd #14	0.60mi	2/2.0	816 (-0%)	13mo	$290,000	$355	61
170 E Guadalupe Rd #174	0.60mi	2/2.0	816 (-0%)	16mo	$293,000	$359	58
170 E Guadalupe Rd #79	0.60mi	2/2.0	816 (-0%)	22mo	$295,000	$362	54
1295 N Ash St #213	0.40mi	2/2.0	911 (+12%)	16mo	$300,000	$329	49
1295 N Ash St #922	0.40mi	1/1.0 (-1)	694 (-15%)	10mo	$230,000	$331	38
1295 N Ash St #625	0.40mi	1/1.0 (-1)	699 (-14%)	13mo	$215,000	$308	37
1295 N Ash St #924	0.40mi	1/1.0 (-1)	699 (-14%)	17mo	$215,000	$308	34

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: -27.8%
• Equity multiple: 0.09×
• Total profit: $-63,066
• Equity at exit: $36,903

10-year hold

• IRR: -41.3%
• Equity multiple: -0.41×
• Total profit: $-97,403
• Equity at exit: $21,399

Cash invested: $69,300 (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 85234

• Home prices YoY: -18.2%
• Rents YoY: -0.7%
• Active inventory: 190
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$1,298
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$103
• HOA: −$160
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-282

Break-even live

Break-even rent $2,058

Max offer price $197,718

Occupancy floor —

Sensitivity live

Price	-10% $-142	-5% $-212	+0% $-282	+5% $-352	+10% $-422
Rent	-10% $-416	-5% $-349	+0% $-282	+5% $-215	+10% $-147
Rate	-1.0pp $-157	-0.5pp $-219	base $-282	+0.5pp $-346	+1.0pp $-411

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: $61,875
• Closing costs: $7,425
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 N Ironwood St Gilbert, AZ	3.0	2.0	1122	$2,255	$2.01	6d	1	0.26mi
1295 N Ash St Gilbert, AZ	1.0	1.0	699	$1,125	$1.61	15d	2	0.32mi
1295 N Ash St Gilbert, AZ	1.0–2.0	1.0–2.0	823	$1,600	$1.94	44d	2	0.32mi
1916 E Inverness Ave Mesa, AZ	3.0	2.0	1089	$1,850	$1.70	44d	1	0.44mi
1101 N Gilbert Rd Gilbert, AZ	1.0–2.0	1.0–2.0	706	$1,425	$2.02	3d	8	0.47mi
2020 E Inverness Ave Mesa, AZ	1.0–2.0	1.0–2.0	845	$1,499	$1.77	2d	17	0.55mi
1710 S Gilbert Rd Mesa, AZ	1.0–2.0	1.0–2.0	810	$1,651	$2.04	2d	34	0.57mi
170 E Guadalupe Rd #50 Gilbert, AZ	2.0	2.0	816	$1,900	$2.33	18d	1	0.63mi
960 N Gilbert Rd Gilbert, AZ	1.0–2.0	1.0–2.0	766	$1,425	$1.86	3d	4	0.68mi
1653 S Harris Dr Mesa, AZ	1.0–2.0	1.0–2.0	825	$1,525	$1.85	44d	8	0.72mi
950 N Gilbert Rd Gilbert, AZ	1.0–2.0	1.0–2.0	674	$1,535	$2.28	2d	17	0.74mi
130 W Guadalupe Rd Gilbert, AZ	1.0–3.0	1.0–2.0	1056	$1,969	$1.86	3d	15	0.79mi
303 W Scott Ave Gilbert, AZ	3.0	2.0	1106	$1,960	$1.77	44d	1	0.93mi
2850 E Baseline Rd Mesa, AZ	2.0	2.0	786	$1,450	$1.84	6d	3	1.01mi
2856 E Impala Ave Mesa, AZ	2.0	1.0	823	$1,799	$2.19	44d	1	1.11mi
2913 E Impala Ave Mesa, AZ	2.0	1.0	823	$1,600	$1.94	25d	1	1.14mi
65 E Olive Ave Gilbert, AZ	1.0–2.0	1.0–2.0	855	$1,649	$1.93	3d	9	1.15mi
240 W Juniper Ave Gilbert, AZ	2.0–3.0	2.5	1327	$1,895	$1.43	19d	3	1.18mi
240 W Juniper Ave Gilbert, AZ	2.0–3.0	2.0–2.5	1327	$1,895	$1.43	5d	5	1.18mi
240 W Juniper Ave Gilbert, AZ	2.0–3.0	2.5–3.0	1327	$1,795	$1.35	21d	4	1.18mi
1400 N Cooper Rd Gilbert, AZ	1.0–2.0	1.0–2.0	848	$1,879	$2.22	3d	13	1.26mi
156 W Laurel Ct Gilbert, AZ	3.0	2.0	1059	$7,500	$7.08	44d	1	1.30mi
3225 E Baseline Rd Gilbert, AZ	1.0–2.0	1.0–2.0	889	$1,543	$1.74	2d	20	1.33mi
275 W Juniper Ave Gilbert, AZ	1.0–2.0	1.0–2.0	724	$1,607	$2.22	2d	23	1.35mi

HOA detail

• Monthly dues: $160 · $1,920/yr

Listing history 25 events

1. 2026-06-13
   statusdays on market $247,500 Pending 109 DOM
2. 2026-06-09
   days on market $247,500 Active 108 DOM
3. 2026-06-08
   status $247,500 Active 107 DOM
4. 2026-06-04
   status $247,500 Pending 107 DOM
5. 2026-06-03
   days on market $247,500 Active 107 DOM
6. 2026-06-02
   days on market $247,500 Active 106 DOM
7. 2026-06-01
   days on market $247,500 Active 105 DOM
8. 2026-05-31
   days on market $247,500 Active 104 DOM
9. 2026-05-15
   status Active 306-char remark

   Show marketing remark (306 chars)

   Cute 2 split bedroom unit; both bedrooms have en suite bathroom.Secondary bedroom and bathroom have justbeen updated. This is a beauty and priced to sell! Private carport in front, private patio in rear. Interior stackable laundry machine. HVAC is a 3-ton unit replaced in 2020. HOA repaired roof in 2022.

10. 2026-05-12
    status Pending 306-char remark

    Show marketing remark (306 chars)

    Cute 2 split bedroom unit; both bedrooms have en suite bathroom.Secondary bedroom and bathroom have justbeen updated. This is a beauty and priced to sell! Private carport in front, private patio in rear. Interior stackable laundry machine. HVAC is a 3-ton unit replaced in 2020. HOA repaired roof in 2022.

11. 2026-04-23
    price $265,000 306-char remark

    Show marketing remark (306 chars)

    Cute 2 split bedroom unit; both bedrooms have en suite bathroom.Secondary bedroom and bathroom have justbeen updated. This is a beauty and priced to sell! Private carport in front, private patio in rear. Interior stackable laundry machine. HVAC is a 3-ton unit replaced in 2020. HOA repaired roof in 2022.

12. 2026-04-04
    price $275,000 306-char remark

    Show marketing remark (306 chars)

    Cute 2 split bedroom unit; both bedrooms have en suite bathroom.Secondary bedroom and bathroom have justbeen updated. This is a beauty and priced to sell! Private carport in front, private patio in rear. Interior stackable laundry machine. HVAC is a 3-ton unit replaced in 2020. HOA repaired roof in 2022.

13. 2026-03-18
    price $290,000 306-char remark

    Show marketing remark (306 chars)

    Cute 2 split bedroom unit; both bedrooms have en suite bathroom.Secondary bedroom and bathroom have justbeen updated. This is a beauty and priced to sell! Private carport in front, private patio in rear. Interior stackable laundry machine. HVAC is a 3-ton unit replaced in 2020. HOA repaired roof in 2022.

14. 2026-03-05
    price $300,000 306-char remark

    Show marketing remark (306 chars)

    Cute 2 split bedroom unit; both bedrooms have en suite bathroom.Secondary bedroom and bathroom have justbeen updated. This is a beauty and priced to sell! Private carport in front, private patio in rear. Interior stackable laundry machine. HVAC is a 3-ton unit replaced in 2020. HOA repaired roof in 2022.

15. 2026-02-13
    listed $315,000 Active 306-char remark

    Show marketing remark (306 chars)

    Cute 2 split bedroom unit; both bedrooms have en suite bathroom.Secondary bedroom and bathroom have justbeen updated. This is a beauty and priced to sell! Private carport in front, private patio in rear. Interior stackable laundry machine. HVAC is a 3-ton unit replaced in 2020. HOA repaired roof in 2022.

16. 2010-02-26
    soldstatus $72,300 150-char remark

    Show marketing remark (150 chars)

    Lender owned property, nice and clean, move in ready, buyer to verify all facts. Seller has never set foot on the property, no CLUE or SPDS provided.

17. 2010-01-22
    historical 150-char remark

    Show marketing remark (150 chars)

    Lender owned property, nice and clean, move in ready, buyer to verify all facts. Seller has never set foot on the property, no CLUE or SPDS provided.

18. 2010-01-07
    listed $69,900 150-char remark

    Show marketing remark (150 chars)

    Lender owned property, nice and clean, move in ready, buyer to verify all facts. Seller has never set foot on the property, no CLUE or SPDS provided.

19. 2009-09-20
    historical
20. 2009-03-10
    listed $75,000
21. 2005-09-27
    soldstatus $158,000
22. 2005-09-16
    soldstatus $158,000
23. 2005-08-23
    historical
24. 2005-08-11
    listed $158,000
25. 1998-06-01
    soldstatus $68,900

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

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $777 · $65/mo
• Projected year-2 tax: $1,634 · $136/mo
• Expected delta: +$856/yr (+$71/mo · 110.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,415
• − Mortgage interest: −$13,864
• − Property taxes: −$777
• − Insurance: −$1,238
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − HOA: −$1,920
• − Depreciation: −$7,200
• Taxable loss: −$7,850
• Est. tax savings @ 24.0%: +$1,884
• After-tax cash flow: $-1,498/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: 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 — Gilbert

• Score: 87/100
• State rank: #1
• US rank: #240

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gilbert, AZ
• County: Maricopa County · 4,537,380 people
• City population: 281,769
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 51,283
• Household income: $121,102
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 600.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 19% Two or more races 11% Asian 5% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 85% English-only · Spanish 8% Chinese 1% Other Indo-European 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: ▼ -72.58%
• Current HPI: 326.1517
• Rent YoY: ▼ -0.74%
• 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

+284.6% since first listed

17 events — show timeline

• 2026-05-15 Relisted — ARMLS
• 2026-05-12 Pending — ARMLS
• 2026-04-23 Price Changed $265,000 ARMLS
• 2026-04-04 Price Changed $275,000 ARMLS
• 2026-03-18 Price Changed $290,000 ARMLS
• 2026-03-05 Price Changed $300,000 ARMLS
• 2026-02-13 Listed $315,000 ARMLS
• 2010-02-26 Sold (MLS) $72,300 ARMLS
• 2010-01-22 Listing Removed — ARMLS
• 2010-01-07 Listed $69,900 ARMLS
• 2009-09-20 Listing Removed — ARMLS
• 2009-03-10 Listed $75,000 ARMLS
• 2005-09-27 Sold (Public Records) $158,000 Public Records
• 2005-09-16 Sold (MLS) $158,000 ARMLS
• 2005-08-23 Listing Removed — ARMLS
• 2005-08-11 Listed $158,000 ARMLS
• 1998-06-01 Sold (Public Records) $68,900 Public Records

Property tax history

-1.3%/yr

Latest (2025): $777 · +3.8% YoY. Source: county tax records.