9039 E Fairway Blvd · Sun Lakes, AZ 85248

$250,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 8 Days on market

Built 1978 6,918 sqft lot Est $241k · at est. $153/mo HOA · 6% 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).

• Cash flow +18.0/30.0
• ARV discount +5.8/15.0
• DSCR +5.6/10.0
• Schools +4.8/10.0
• 1% rule +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated Charming Golf Course home in the desirable Sun Lakes Community. This Amazing 2 bed 2 bath features NEW Designer selected two tone interior paint, NEW Dreamweaver Carpet, and New Nickel brush Lighting Package. The Kitchen boasts freshly painted cabinets, Wall Ovens, a NEW Dishwasher. The spacious covered patio has fantastic views along the 18th hole on the Sun Lakes Executive course. Enjoy all the spectacular amenities this community has to offer, including the golf course, tennis, swimming exercise facilities and more!!

Key facts

• 6,918 sq ft lot
• 4 parking spots
• Community pool

Property features AI

Finance

• Other: Directions: From Arizona Ave & Riggs Rd, head west on Riggs, turn south on Sun Lakes Blvd, then turn west on Fairway Blvd; home on south side
• Financial info: Conventional financing available
• HOA & community: Association with monthly fee of $153.50 covering grounds maintenance; Community pool; Golf; Pickleball; Community spa (heated); Community media room; Tennis courts; Biking/walking path; Fitness center

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Security: Security guard
• Utilities: Private sewer; Private water company
• Home design: Manufactured/Mobile home; Fee simple ownership
• Construction: Stucco and wood frame construction
• Exterior features: Partial fencing; Desert front yard; On golf course; Composition roof

Interior

• Kitchen: Built-in electric oven; Dishwasher; Multiple ovens
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 3/4 bath in master bedroom; Dishwasher; Built-in electric oven
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (5.4% below list).
• Recommended offer: $236k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.8% in Sun Lakes — 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 62/100 on livability (#135 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing B+; Watch: health & safety C-, schools 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 rising (+1.4%/yr); 346 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 30% of the median local income ($94k/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 $2k of loan paydown is wiped out by about $8k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $180k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 3→8/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,459 (5.4% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.95% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $240,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25847 S Montana Ave	0.25mi	2/2.0	1,248 (0%)	3mo	$260,000	$208	86
25839 S Illinois Ave	0.30mi	2/2.0	1,248 (0%)	4mo	$160,000	$128	82
25635 S Country Club Dr	0.14mi	2/2.0	1,368 (+10%)	2mo	$203,777	$149	76
8905 E Indiana Ave	0.29mi	2/2.0	1,152 (-8%)	1mo	$222,500	$193	73
9034 E Citrus Ln N	0.27mi	2/2.0	1,354 (+8%)	3mo	$223,400	$165	71
8943 E Ohio Ave	0.15mi	3/2.0 (+1)	1,362 (+9%)	2mo	$307,250	$226	71
9416 E Lakeside Dr	0.62mi	2/2.0	1,248 (0%)	3mo	$259,000	$208	69
9109 E Country Club Dr	0.35mi	2/2.0	1,162 (-7%)	4mo	$198,000	$170	69
8929 E Sun Lakes Blvd S	0.56mi	2/2.0	1,272 (+2%)	4mo	$250,000	$197	67
9241 E Cactus Ln S	0.63mi	2/2.0	1,354 (+8%)	2mo	$274,900	$203	55
9015 E Citrus Ln S	0.50mi	2/2.0	1,430 (+15%)	2mo	$249,000	$174	51
9254 E Cactus Ln S	0.59mi	2/2.0	1,416 (+14%)	2mo	$220,000	$155	48

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 · 1.4% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.56×
• Total profit: $-30,700
• Equity at exit: $37,276

10-year hold

• IRR: -5.7%
• Equity multiple: 0.65×
• Total profit: $-24,190
• Equity at exit: $21,615

Cash invested: $70,000 (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 85248

• Home prices YoY: -23.0%
• Rents YoY: 1.4%
• Active inventory: 346
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,365 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$104
• HOA: −$153
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $213

Break-even live

Break-even rent $2,095

Max offer price $250,000

Occupancy floor 86%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9107 E Fairway Blvd Sun Lakes, AZ	2.0	2.0	1313	$3,900	$2.97	1d	1	0.04mi
9111 E Olive Ln N Sun Lakes, AZ	2.0	2.0	1251	$1,200	$0.96	24d	1	0.21mi
8934 E Minnesota Ave Sun Lakes, AZ	2.0	2.0	970	$1,950	$2.01	4d	1	0.24mi
8931 E Copper Valley Ln Sun Lakes, AZ	2.0	2.0	1012	$1,650	$1.63	43d	1	0.24mi
9348 E Sun Lakes Blvd N Sun Lakes, AZ	2.0	2.0	1480	$2,000	$1.35	14d	1	0.30mi
9334 E Sun Lakes Blvd N Sun Lakes, AZ	2.0	2.0	1236	$2,000	$1.62	4d	1	0.34mi
9022 E Citrus Ln S Sun Lakes, AZ	2.0	2.0	1162	$1,750	$1.51	18d	1	0.54mi
9119 E Citrus Ln S Sun Lakes, AZ	3.0	2.0	1440	$1,400	$0.97	12d	1	0.63mi
9554 E Fairway Blvd Sun Lakes, AZ	2.0	2.0	1348	$2,100	$1.56	24d	1	0.68mi
9647 E Palomino Pl Sun Lakes, AZ	2.0	2.0	1384	$1,900	$1.37	24d	1	0.76mi
25246 S Glenburn Dr Sun Lakes, AZ	2.0	2.0	1384	$3,200	$2.31	10d	1	0.86mi
25246 S Glenburn Dr Sun Lakes, AZ	2.0	2.0	1384	$3,000	$2.17	4d	1	0.86mi
9517 E Navajo Pl Sun Lakes, AZ	2.0	2.0	1324	$1,975	$1.49	43d	1	0.96mi
26646 S New Town Dr Sun Lakes, AZ	2.0	2.0	1373	$3,000	$2.18	1d	1	1.26mi
26621 S Lakemont Dr Sun Lakes, AZ	2.0	2.0	1300	$2,500	$1.92	24d	1	1.33mi

HOA detail

• Monthly dues: $153 · $1,836/yr

Listing history 8 events

1. 2026-04-18
   status Pending
2. 2026-04-10
   listed $250,000 Active
3. 2019-03-22
   soldstatus $179,900 Closed 546-char remark

   Show marketing remark (546 chars)

   Beautifully updated Charming Golf Course home in the desirable Sun Lakes Community. This Amazing 2 bed 2 bath features NEW Designer selected two tone interior paint, NEW Dreamweaver Carpet, and New Nickel brush Lighting Package. The Kitchen boasts freshly painted cabinets, Wall Ovens, a NEW Dishwasher. The spacious covered patio has fantastic views along the 18th hole on the Sun Lakes Executive course. Enjoy all the spectacular amenities this community has to offer, including the golf course, tennis, swimming exercise facilities and more!!

4. 2019-03-22
   soldstatus $179,900

   Show marketing remark (546 chars)

   Beautifully updated Charming Golf Course home in the desirable Sun Lakes Community. This Amazing 2 bed 2 bath features NEW Designer selected two tone interior paint, NEW Dreamweaver Carpet, and New Nickel brush Lighting Package. The Kitchen boasts freshly painted cabinets, Wall Ovens, a NEW Dishwasher. The spacious covered patio has fantastic views along the 18th hole on the Sun Lakes Executive course. Enjoy all the spectacular amenities this community has to offer, including the golf course, tennis, swimming exercise facilities and more!!

5. 2019-02-05
   status Pending 546-char remark

   Show marketing remark (546 chars)

   Beautifully updated Charming Golf Course home in the desirable Sun Lakes Community. This Amazing 2 bed 2 bath features NEW Designer selected two tone interior paint, NEW Dreamweaver Carpet, and New Nickel brush Lighting Package. The Kitchen boasts freshly painted cabinets, Wall Ovens, a NEW Dishwasher. The spacious covered patio has fantastic views along the 18th hole on the Sun Lakes Executive course. Enjoy all the spectacular amenities this community has to offer, including the golf course, tennis, swimming exercise facilities and more!!

6. 2019-01-25
   listed $179,900 Active 546-char remark

   Show marketing remark (546 chars)

   Beautifully updated Charming Golf Course home in the desirable Sun Lakes Community. This Amazing 2 bed 2 bath features NEW Designer selected two tone interior paint, NEW Dreamweaver Carpet, and New Nickel brush Lighting Package. The Kitchen boasts freshly painted cabinets, Wall Ovens, a NEW Dishwasher. The spacious covered patio has fantastic views along the 18th hole on the Sun Lakes Executive course. Enjoy all the spectacular amenities this community has to offer, including the golf course, tennis, swimming exercise facilities and more!!

7. 1984-12-07
   soldstatus $545,340
8. 1984-06-01
   soldstatus $11,295

ⓘ 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: $1,042 · $87/mo
• Projected year-2 tax: $1,650 · $138/mo
• Expected delta: +$608/yr (+$51/mo · 58.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 3 d/yr ≥112°F today · 8 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: $28,375
• − Mortgage interest: −$14,004
• − Property taxes: −$1,042
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − HOA: −$1,836
• − Depreciation: −$7,273
• Taxable loss: −$1,569
• Est. tax savings @ 24.0%: +$377
• After-tax cash flow: $2,933/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 — Sun Lakes

• Score: 62/100
• State rank: #135
• US rank: #16572

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sun Lakes, AZ
• County: Maricopa County · 4,537,380 people
• City population: 37,461
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 37,095
• Household income: $94,495
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 1107.0

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 (70%)
• Race & ethnicity: White 70% Asian 13% Hispanic / Latino 8% Two or more races 7% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 3% Portuguese 3% Romanian 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 83% English-only · Spanish 4% Other Asian/Pacific 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: ▼ -79.23%
• Current HPI: 265.2743
• Rent YoY: ▲ 1.40%
• 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

+2113.4% since first listed

8 events — show timeline

• 2026-04-18 Pending — ARMLS
• 2026-04-10 Listed $250,000 ARMLS
• 2019-03-22 Sold (Public Records) $179,900 Public Records
• 2019-03-22 Sold (MLS) $179,900 ARMLS
• 2019-02-05 Pending — ARMLS
• 2019-01-25 Listed $179,900 ARMLS
• 1984-12-07 Sold (Public Records) $545,340 Public Records
• 1984-06-01 Sold (Public Records) $11,295 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,042 · +1.7% YoY. Source: county tax records.