6258 S Nash Way · Chandler, AZ 85249

$389,999

3 bd · 2.0 ba · 1,387 sqft · SingleFamily public records · 90 Days on market

Built 2000 4,404 sqft lot $281/sqft · 11% below area Est $438k · 11% under $43/mo HOA · 2% 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 +12.4/15.0
• Cash flow +9.8/30.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bath single-level home located in desirable South Chandler. The home offers a functional floor plan with generous living space and a layout that supports comfortable everyday living. Situated in the established Cooper Commons community, residents enjoy parks, playgrounds, greenbelts, an outdoor pool, picnic areas, and a strong neighborhood atmosphere. The location provides convenient access to shopping, dining, entertainment, and the gorgeous San Tan Mountains for hiking and biking, along with nearby everyday conveniences. The area is known for highly desirable schools and long-term demand, making this home an excellent option for buyers seeking space, location, community amenities, and overall value in South Chandler.

Key facts

• 4,404 sq ft lot
• 2 garage spots
• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $346k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (30.7% below list).
• Recommended offer: $270k (30.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Knox Gifted Academy (math 90% / reading 97%, grade A+, #1 of 1,109 statewide, top 0%, 672 students, 6% FRL); Santan Junior High School (math 46% / reading 56%, grade C, #23 of 218 statewide, top 11%, 1,234 students, 13% FRL); Arizona College Prep High School (math 91% / reading 83%, grade A, #2 of 381 statewide, top 0%, 1,775 students, 7% FRL) — zoned schools average 9% FRL vs 25% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 77% at this address vs 53% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Chandler Unified District #80 (4242) average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.0%/yr); 298 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 90 days — a 6% lower offer ($367k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $210k; list at $390k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,308 (30.7% 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 90 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 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?
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: 5.53%
• Cash-on-cash: -2.72%
• DSCR: 0.88
• GRM: 12.0

CMA / ARV

• ARV (median comp): $438,105
• List price: $389,999
• Delta: -10.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6258 S Nash Way	0.00mi	3/2.0	1,387 (0%)	0mo	$385,000	$278	100
6295 S Nash Way	0.04mi	3/2.0	1,387 (0%)	4mo	$405,000	$292	95
2562 E Riviera Dr	0.22mi	3/2.0	1,387 (0%)	1mo	$399,000	$288	89
6273 S Teresa Dr	0.12mi	3/2.0	1,387 (0%)	8mo	$380,000	$274	88
2536 E Indian Wells Pl	0.15mi	3/2.0	1,387 (0%)	8mo	$410,000	$296	86
2286 E Peach Tree Dr	0.60mi	3/2.0	1,421 (+2%)	1mo	$380,000	$267	67
6450 S Nash Way	0.21mi	2/2.0 (-1)	1,240 (-11%)	1mo	$382,000	$308	67
3061 E Cherry Hills Pl	0.54mi	3/2.0	1,525 (+10%)	5mo	$460,000	$302	54
2355 E Palm Beach Dr	0.66mi	2/2.0 (-1)	1,316 (-5%)	2mo	$410,000	$312	54
3163 E Bellerive Dr	0.65mi	3/2.0	1,525 (+10%)	7mo	$540,000	$354	47
6335 S Cypress Point Dr	0.70mi	2/2.0 (-1)	1,258 (-9%)	1mo	$345,000	$274	46
1820 E LA Costa Dr	0.73mi	2/2.0 (-1)	1,566 (+13%)	3mo	$365,000	$233	37

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 · 3.05% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.28×
• Total profit: $-78,996
• Equity at exit: $58,150

10-year hold

• IRR: -14.2%
• Equity multiple: 0.18×
• Total profit: $-89,168
• Equity at exit: $33,720

Cash invested: $109,200 (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 85249

• Home prices YoY: -13.6%
• Rents YoY: 3.0%
• Active inventory: 298
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,703 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$133 /mo · $1,591/yr
• Insurance: −$162
• HOA: −$43
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $-248

Break-even live

Break-even rent $3,017

Max offer price $346,217

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-137	+0% $-248	+5% $-358	+10% $-469
Rent	-10% $-461	-5% $-355	+0% $-248	+5% $-141	+10% $-34
Rate	-1.0pp $-51	-0.5pp $-149	base $-248	+0.5pp $-349	+1.0pp $-452

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2591 E Bellerive Dr Chandler, AZ	3.0	3.0	1700	$2,450	$1.44	26d	1	0.03mi
2621 E Waterview Ct Chandler, AZ	3.0	2.5	1648	$2,125	$1.29	7d	1	0.08mi
6343 S Nash Way Chandler, AZ	4.0	3.0	1813	$2,690	$1.48	0d	1	0.09mi
6343 S Nash Way Chandler, AZ	4.0	3.0	1813	$3,030	$1.67	12d	1	0.09mi
6450 S Nash Way Chandler, AZ	2.0	2.0	1240	$2,300	$1.85	16d	1	0.22mi
6342 S Neuman Pl Chandler, AZ	3.0	2.0	1728	$2,425	$1.40	6d	1	0.37mi
2423 E Winged Foot Dr Chandler, AZ	4.0	2.0	1762	$2,695	$1.53	25d	1	0.45mi
2096 E Riviera Dr Chandler, AZ	3.0	2.0	1701	$4,000	$2.35	45d	1	0.51mi
5900 S Gilbert Rd Chandler, AZ	3.0	2.0	1500	$6,800	$4.53	0d	1	0.52mi
2045 E Indian Wells Dr Chandler, AZ	3.0	2.0	1710	$2,300	$1.35	13d	1	0.55mi
6075 S Gilbert Rd Chandler, AZ	1.0–2.0	1.0–2.0	837	$2,295	$2.74	0d	10	0.61mi
2277 E Palm Beach Dr Chandler, AZ	3.0	2.5	1574	$2,000	$1.27	45d	1	0.71mi
1864 E Augusta Ave Chandler, AZ	2.0	2.0	930	$1,750	$1.88	5d	1	0.71mi
2413 E Hazeltine Way Chandler, AZ	3.0	2.5	1574	$1,950	$1.24	45d	1	0.74mi
6761 S Oakmont Dr Chandler, AZ	2.0	2.0	1469	$2,200	$1.50	21d	1	0.74mi
2420 E Gleneagle Dr Chandler, AZ	3.0	2.5	1574	$2,045	$1.30	12d	1	0.75mi
2420 E Gleneagle Dr Chandler, AZ	3.0	2.5	1574	$1,995	$1.27	6d	1	0.75mi
6242 S Cypress Point Dr Chandler, AZ	2.0	2.0	921	$1,700	$1.85	20d	1	0.77mi
3352 E Cherry Hills Pl Chandler, AZ	2.0	2.0	1344	$3,500	$2.60	3d	1	0.80mi
3045 E Firestone Dr Chandler, AZ	2.0	1.5	1680	$3,000	$1.79	0d	1	0.81mi
1830 E Westchester Dr Chandler, AZ	2.0	2.0	1017	$1,800	$1.77	45d	1	0.83mi
1830 E Westchester Dr Chandler, AZ	2.0	2.0	1017	$1,800	$1.77	26d	1	0.83mi
6381 S Championship Dr Chandler, AZ	2.0	2.0	1065	$2,800	$2.63	0d	1	0.90mi
6973 S Oakmont Dr Chandler, AZ	2.0	2.0	1467	$2,500	$1.70	45d	1	0.93mi
6621 S Championship Dr Chandler, AZ	3.0	2.0	1566	$3,500	$2.23	0d	1	0.96mi
6151 S Bradshaw Way Chandler, AZ	2.0	2.0	1680	$3,500	$2.08	0d	1	0.96mi
1464 E Runaway Bay Dr Chandler, AZ	2.0	2.0	1072	$1,975	$1.84	26d	1	1.09mi
1452 E Torrey Pines Ln Chandler, AZ	2.0	2.0	1199	$3,900	$3.25	22d	1	1.10mi
6481 S Windstream Pl Chandler, AZ	2.0	2.0	1258	$3,500	$2.78	0d	1	1.24mi
6457 S Pinaleno Pl Chandler, AZ	2.0	2.0	1149	$2,500	$2.18	45d	1	1.36mi

HOA detail

• Monthly dues: $43 · $516/yr
• Likely covers: landscapingpool

Listing history 18 events

1. 2026-05-13
   status Pending 746-char remark

   Show marketing remark (746 chars)

   This 3-bedroom, 2-bath single-level home located in desirable South Chandler. The home offers a functional floor plan with generous living space and a layout that supports comfortable everyday living. Situated in the established Cooper Commons community, residents enjoy parks, playgrounds, greenbelts, an outdoor pool, picnic areas, and a strong neighborhood atmosphere. The location provides convenient access to shopping, dining, entertainment, and the gorgeous San Tan Mountains for hiking and biking, along with nearby everyday conveniences. The area is known for highly desirable schools and long-term demand, making this home an excellent option for buyers seeking space, location, community amenities, and overall value in South Chandler.

2. 2026-04-25
   price $389,999 746-char remark

   Show marketing remark (746 chars)

   This 3-bedroom, 2-bath single-level home located in desirable South Chandler. The home offers a functional floor plan with generous living space and a layout that supports comfortable everyday living. Situated in the established Cooper Commons community, residents enjoy parks, playgrounds, greenbelts, an outdoor pool, picnic areas, and a strong neighborhood atmosphere. The location provides convenient access to shopping, dining, entertainment, and the gorgeous San Tan Mountains for hiking and biking, along with nearby everyday conveniences. The area is known for highly desirable schools and long-term demand, making this home an excellent option for buyers seeking space, location, community amenities, and overall value in South Chandler.

3. 2026-02-26
   price $405,000 746-char remark

   Show marketing remark (746 chars)

   This 3-bedroom, 2-bath single-level home located in desirable South Chandler. The home offers a functional floor plan with generous living space and a layout that supports comfortable everyday living. Situated in the established Cooper Commons community, residents enjoy parks, playgrounds, greenbelts, an outdoor pool, picnic areas, and a strong neighborhood atmosphere. The location provides convenient access to shopping, dining, entertainment, and the gorgeous San Tan Mountains for hiking and biking, along with nearby everyday conveniences. The area is known for highly desirable schools and long-term demand, making this home an excellent option for buyers seeking space, location, community amenities, and overall value in South Chandler.

4. 2026-02-12
   listed $415,000 Active 746-char remark

   Show marketing remark (746 chars)

   This 3-bedroom, 2-bath single-level home located in desirable South Chandler. The home offers a functional floor plan with generous living space and a layout that supports comfortable everyday living. Situated in the established Cooper Commons community, residents enjoy parks, playgrounds, greenbelts, an outdoor pool, picnic areas, and a strong neighborhood atmosphere. The location provides convenient access to shopping, dining, entertainment, and the gorgeous San Tan Mountains for hiking and biking, along with nearby everyday conveniences. The area is known for highly desirable schools and long-term demand, making this home an excellent option for buyers seeking space, location, community amenities, and overall value in South Chandler.

5. 2025-12-30
   historical $1,800
6. 2025-11-14
   price $1,800
7. 2025-10-09
   price $1,995
8. 2025-09-04
   price $2,090
9. 2025-08-01
   listed $2,150
10. 2023-09-15
    historical $2,150
11. 2023-09-03
    listed $2,150
12. 2023-09-01
    historical $2,150
13. 2023-08-20
    price $2,150
14. 2023-08-18
    listed $2,100
15. 2005-05-09
    soldstatus $210,000
16. 2003-03-27
    historical
17. 2002-12-09
    listed $139,900
18. 1998-04-30
    soldstatus $2,980,000

ⓘ 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: $1,591 · $133/mo
• Projected year-2 tax: $2,574 · $214/mo
• Expected delta: +$983/yr (+$82/mo · 61.8%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (shaded) · 5% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,437
• − Mortgage interest: −$21,846
• − Property taxes: −$1,591
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,595
• − Management: −$2,595
• − HOA: −$516
• − Depreciation: −$11,345
• Taxable loss: −$10,001
• Est. tax savings @ 24.0%: +$2,400
• After-tax cash flow: $-574/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): 48,746
• Household income: $153,633
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 304.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 12% Asian 12% Two or more races 11% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 13% · China, Canada, Vietnam
• Languages at home: 84% English-only · Spanish 4% Chinese 3% Other Indo-European 3%

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: ▼ -47.22%
• Current HPI: 299.4196
• Rent YoY: ▲ 3.05%
• 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

-86.9% since first listed

18 events — show timeline

• 2026-05-13 Pending — ARMLS
• 2026-04-25 Price Changed $389,999 ARMLS
• 2026-02-26 Price Changed $405,000 ARMLS
• 2026-02-12 Listed $415,000 ARMLS
• 2025-12-30 Rental Removed $1,800 ARMLS
• 2025-11-14 Price Changed $1,800 ARMLS
• 2025-10-09 Price Changed $1,995 ARMLS
• 2025-09-04 Price Changed $2,090 ARMLS
• 2025-08-01 Listed for Rent $2,150 ARMLS
• 2023-09-15 Rental Removed $2,150 APPFOLIO
• 2023-09-03 Listed for Rent $2,150 APPFOLIO
• 2023-09-01 Rental Removed $2,150 ARMLS
• 2023-08-20 Price Changed $2,150 ARMLS
• 2023-08-18 Listed for Rent $2,100 ARMLS
• 2005-05-09 Sold (Public Records) $210,000 Public Records
• 2003-03-27 Listing Removed — ARMLS
• 2002-12-09 Listed $139,900 ARMLS
• 1998-04-30 Sold (Public Records) $2,980,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,591 · +1.6% YoY. Source: county tax records.