6492 S View Ln · Gilbert, AZ 85298

$495,000

3 bd · 3.0 ba · 1,693 sqft · SingleFamily public records · 3 Days on market

Built 2002 6,088 sqft lot Est $513k · at est. $103/mo HOA · 4% 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).

• Appreciation +9.2/10.0
• ARV discount +9.1/15.0
• Cash flow +6.6/30.0
• Schools +4.8/10.0
• Livability +4.4/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• 1% rule +0.7/10.0

Listing remarks

Nestled in the sought-after Seville community, this beautifully updated single-level home offers thoughtful improvements throughout. Fresh interior paint enhances the bright, welcoming feel of the home, while modern upgrades create true move-in-ready convenience. At the heart of the home, the updated kitchen features black stainless steel appliances, a reverse osmosis system, and quartz countertops. The upgraded soft-close cabinetry and drawers extend throughout the home, offering a cohesive, finished look. The spacious primary suite is complete with an updated bathroom, walk-in closet, and direct access to the backyard. Outside, you'll find plenty of space to play and room to relax under t

Key facts

• Quartz countertops
• Walk-in closet
• Soft-close cabinetry

Tags

• UPDATED KITCHEN
• REVERSE OSMOSIS SYSTEM
• QUARTZ COUNTERTOPS
• SOFT-CLOSE CABINETRY
• WALK-IN CLOSET
• DIRECT ACCESS TO BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $495k.

Deal economics

• At list price, monthly cash flow is $-814 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $351k (29.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (42.9% below list).
• Recommended offer: $282k (42.9% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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: amenities A+, employment A+, housing A+; Watch: health & safety C-, cost of living F.
• 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: Riggs Elementary (math 56% / reading 63%, grade B-, #148 of 1,109 statewide, top 15%, 833 students, 12% FRL); Willie & Coy Payne Jr. High (math 47% / reading 53%, grade C, #26 of 218 statewide, top 12%, 1,143 students, 11% FRL); Basha High School (math 61% / reading 61%, grade C+, #17 of 381 statewide, top 4%, 2,814 students, 11% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 340 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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

• In year one you build about $45k of equity ($3k loan paydown + $41k appreciation (8.4% local appreciation)).
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y ago 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.
• Current owner paid $300k; list at $495k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $282,457 (42.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.57% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.05%
• DSCR: 0.69
• GRM: 14.6

CMA / ARV

• ARV (on-the-fly): $512,979
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6508 S Twilight Ct	0.11mi	3/1.5	1,693 (0%)	7mo	$420,000	$248	83
6337 S Blake St	0.28mi	3/2.5	1,899 (+12%)	2mo	$435,000	$229	63
6637 S Cartier Dr	0.64mi	3/2.0	1,665 (-2%)	1mo	$515,000	$309	63
3266 E Sports Dr	0.63mi	3/2.5	1,675 (-1%)	6mo	$430,000	$257	62
3676 E Janelle Way	0.21mi	3/2.0	1,486 (-12%)	7mo	$510,000	$343	60
3589 E Flower St	0.22mi	3/2.0	1,486 (-12%)	8mo	$495,000	$333	59
6092 S Bridal Vail Dr	0.67mi	3/2.0	1,749 (+3%)	1mo	$535,000	$306	58
6762 S St Andrews Way	0.57mi	3/2.0	1,764 (+4%)	7mo	$535,000	$303	57
6710 S Seton Ave	0.70mi	3/2.0	1,750 (+3%)	2mo	$499,900	$286	56
6746 S Goldfinch Dr	0.64mi	3/2.0	1,750 (+3%)	7mo	$575,000	$329	55
6823 S Pinehurst Dr	0.66mi	2/2.5 (-1)	1,764 (+4%)	1mo	$485,000	$275	55
3435 E Anika Ct	0.68mi	4/2.0 (+1)	1,749 (+3%)	7mo	$485,000	$277	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.36% appreciation · 4.31% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 2.21×
• Total profit: $167,190
• Equity at exit: $388,352

10-year hold

• IRR: 15.6%
• Equity multiple: 4.84×
• Total profit: $532,171
• Equity at exit: $782,899

Cash invested: $138,600 (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 85298

• Home prices YoY: 2.5%
• Rents YoY: 4.3%
• Active inventory: 340
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $2,825 high
• Mortgage (P&I): −$2,596
• Tax from tax record: −$141 /mo · $1,686/yr
• Insurance: −$206
• HOA: −$103
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $-814

Break-even live

Break-even rent $3,855

Max offer price $351,171

Occupancy floor —

Sensitivity live

Price	-10% $-534	-5% $-674	+0% $-814	+5% $-954	+10% $-1,094
Rent	-10% $-1,037	-5% $-926	+0% $-814	+5% $-703	+10% $-591
Rate	-1.0pp $-565	-0.5pp $-688	base $-814	+0.5pp $-942	+1.0pp $-1,073

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3725 E Meadowview Dr Gilbert, AZ	3.0	2.0	1404	$2,750	$1.96	25d	1	0.05mi
3808 E Flower Ct Gilbert, AZ	3.0	2.5	1628	$2,095	$1.29	6d	1	0.18mi
6334 S Blake St Gilbert, AZ	3.0	2.0	1421	$2,100	$1.48	44d	1	0.28mi
3868 E Palmer St Gilbert, AZ	3.0	2.5	1899	$2,000	$1.05	44d	1	0.30mi
3462 E Powell Way Gilbert, AZ	3.0	2.0	1665	$2,295	$1.38	25d	1	0.51mi
3443 E Riopelle Ave Gilbert, AZ	3.0	2.0	1284	$2,350	$1.83	44d	1	0.53mi
6686 S St Andrews Way Gilbert, AZ	2.0	2.5	1764	$5,100	$2.89	44d	1	0.55mi
3329 E Powell Ct Gilbert, AZ	3.0	2.0	1486	$2,345	$1.58	16d	1	0.61mi
3486 E Anika Ct Gilbert, AZ	4.0	2.0	1749	$2,600	$1.49	44d	1	0.65mi
6659 S Cartier Dr Gilbert, AZ	3.0	2.0	1665	$2,300	$1.38	19d	1	0.67mi
4155 E Clubview Dr Gilbert, AZ	4.0	2.0	2064	$2,600	$1.26	5d	1	0.76mi
6687 S Classic Way Gilbert, AZ	3.0	2.0	2173	$4,300	$1.98	2d	1	0.76mi
3560 E Merlot St Gilbert, AZ	3.0	2.0	1777	$4,750	$2.67	44d	1	0.77mi
3067 E Palmdale Ln Gilbert, AZ	3.0	2.0	1675	$2,300	$1.37	16d	1	0.85mi
3147 E Vallejo Dr Gilbert, AZ	3.0	2.0	2171	$2,350	$1.08	17d	1	0.94mi
2971 E Ridgewood Ln Gilbert, AZ	3.0	2.0	1675	$2,380	$1.42	44d	1	0.96mi
6770 S Tucana Ln Gilbert, AZ	3.0	2.0	2070	$4,500	$2.17	25d	1	0.98mi
2927 E Mead Dr Gilbert, AZ	4.0	2.0	1651	$2,250	$1.36	19d	1	1.14mi
3068 E Ravenswood Dr Gilbert, AZ	4.0	2.0	1815	$2,550	$1.40	13d	1	1.14mi
2954 E Coconino Dr Gilbert, AZ	4.0	2.0	2180	$2,590	$1.19	4d	1	1.31mi
3710 E Lodgepole Dr Gilbert, AZ	3.0	2.0	1818	$2,650	$1.46	13d	1	1.34mi
3636 E Lodgepole Dr Gilbert, AZ	3.0	2.0	1818	$3,075	$1.69	17d	1	1.34mi

HOA detail

• Monthly dues: $103 · $1,236/yr

Listing history 4 events

1. 2026-06-21
   days on market $495,000 Active 3 DOM
2. 2026-06-18
   status $495,000 Active 1 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $495,000 Coming Soon 1 DOM

ⓘ 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: $1,686 · $141/mo
• Projected year-2 tax: $3,267 · $272/mo
• Expected delta: +$1,581/yr (+$132/mo · 93.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 18 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: $33,895
• − Mortgage interest: −$27,728
• − Property taxes: −$1,686
• − Insurance: −$2,475
• − Repairs & maintenance: −$2,712
• − Management: −$2,712
• − HOA: −$1,236
• − Depreciation: −$14,400
• Taxable loss: −$19,053
• Est. tax savings @ 24.0%: +$4,573
• After-tax cash flow: $-5,197/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 — 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): 44,114
• Household income: $156,425
• Rent vs Own: 8.9% rent · 91.1% own
• Severe rent burden: 173.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 11% Asian 7% Black 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Romanian 3% Lithuanian 3%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 2% 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: ▲ 8.36%
• Current HPI: 343.6932
• Rent YoY: ▲ 4.31%
• 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

+117.1% since first listed

21 events — show timeline

• 2025-03-11 Listing Removed — ARMLS
• 2025-01-30 Listed $510,000 ARMLS
• 2024-05-30 Listing Removed — ARMLS
• 2022-02-14 Listing Removed — ARMLS
• 2022-02-13 Listed $512,900 ARMLS
• 2019-05-03 Sold (Public Records) $300,000 Public Records
• 2019-05-03 Sold (MLS) $300,000 ARMLS
• 2019-04-20 Pending — ARMLS
• 2019-03-30 Contingent — ARMLS
• 2019-03-30 Price Changed $300,000 ARMLS
• 2019-03-29 Listed $299,000 ARMLS
• 2015-05-15 Sold (MLS) $219,000 ARMLS
• 2015-05-11 Sold (Public Records) $219,000 Public Records
• 2015-05-07 Pending — ARMLS
• 2015-04-13 Contingent — ARMLS
• 2015-04-02 Price Changed $220,000 ARMLS
• 2015-03-24 Price Changed $227,900 ARMLS
• 2015-02-18 Relisted — ARMLS
• 2015-02-03 Contingent — ARMLS
• 2015-01-26 Price Changed $228,900 ARMLS
• 2015-01-10 Listed $234,900 ARMLS

Property tax history

+0.0%/yr

Latest (2025): $1,686 · +1.0% YoY. Source: county tax records.