6342 S Neuman Pl · Chandler, AZ 85249

$410,000

3 bd · 3.0 ba · 1,728 sqft · SingleFamily public records · 15 Days on market

Built 2001 8,007 sqft lot $237/sqft · 23% below area Est $533k · 23% under $40/mo HOA · 1% 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 +8.7/30.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home in Cooper Commons. Spacious open plan with new two toned paint, carpet and stainless steel appliances. This home has it all including great open backyard for entertaining. Its a must see.

Key facts

• 8,007 sq ft lot
• 2 garage spots
• Built 2001

Property features AI

Finance

• Financial info: Current financing is private and non-assumable
• HOA & community: Homeowners association with quarterly fee of $120; Association covers grounds maintenance and other items

Exterior

• Parking: 2 covered parking spaces; 2-car garage
• Utilities: City water; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Stucco and painted wood frame construction; Tile roof
• Exterior features: Block fencing; Rear sprinklers; Front sprinklers; Desert landscaping in front and back; Grass in back

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Garbage disposal; Pantry
• Bedrooms: Up to 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Double vanity; Eat-in kitchen; Pantry; Full bath in master bedroom
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $-342 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $350k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (33.3% below list).
• Recommended offer: $274k (33.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Santan Elementary (math 65% / reading 70%, grade B+, #67 of 1,109 statewide, top 6%, 651 students, 15% FRL); Santan Junior High School (math 46% / reading 56%, grade C, #23 of 218 statewide, top 11%, 1,234 students, 13% FRL); Chandler High School (math 25% / reading 32%, grade F, #133 of 381 statewide, top 35%, 3,597 students, 46% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 298 active listings in the ZIP; 27 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 15 days — a 2% lower offer ($404k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask is 16807% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $273,659 (33.3% 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. 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 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?
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: 0.67% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.58%
• DSCR: 0.84
• GRM: 12.5

CMA / ARV

• ARV (median comp): $532,880
• List price: $410,000
• Delta: -23.06%
• 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
6342 S Neuman Pl	0.00mi	3/2.0	1,728 (0%)	1mo	$410,000	$237	95
6267 S Teresa Dr	0.28mi	3/2.0	1,700 (-2%)	0mo	$447,225	$263	80
2633 E Waterview Ct	0.31mi	4/2.0 (+1)	1,700 (-2%)	2mo	$435,000	$256	72
2755 E La Costa Dr	0.18mi	3/2.5	1,918 (+11%)	0mo	$435,000	$227	71
3063 E Peach Tree Dr	0.51mi	2/2.0 (-1)	1,788 (+4%)	2mo	$465,000	$260	60
3098 E Hazeltine Way	0.62mi	2/2.0 (-1)	1,680 (-3%)	1mo	$450,000	$268	57
3480 E Torrey Pines Ln	0.60mi	2/2.0 (-1)	1,680 (-3%)	2mo	$472,000	$281	57
6151 S Bradshaw Way	0.62mi	2/2.0 (-1)	1,680 (-3%)	1mo	$495,000	$295	56
6988 S Wilson Dr	0.66mi	3/2.0	1,837 (+6%)	1mo	$560,000	$305	54
3574 E County Down Dr	0.72mi	2/2.0 (-1)	1,788 (+4%)	1mo	$489,000	$273	51
3201 E Gleneagle Dr	0.75mi	2/2.0 (-1)	1,680 (-3%)	2mo	$411,000	$245	50
6754 S Four Peaks Way	0.58mi	2/2.0 (-1)	1,894 (+10%)	0mo	$530,000	$280	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 · 3.05% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.23×
• Total profit: $-88,257
• Equity at exit: $61,132

10-year hold

• IRR: -16.4%
• Equity multiple: 0.09×
• Total profit: $-105,007
• Equity at exit: $35,449

Cash invested: $114,800 (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: 12.5×

Monthly cashflow live

• Estimated rent: $2,737 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$143 /mo · $1,718/yr
• Insurance: −$171
• HOA: −$40
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $-342

Break-even live

Break-even rent $3,170

Max offer price $349,546

Occupancy floor —

Sensitivity live

Price	-10% $-110	-5% $-226	+0% $-342	+5% $-458	+10% $-574
Rent	-10% $-558	-5% $-450	+0% $-342	+5% $-234	+10% $-126
Rate	-1.0pp $-136	-0.5pp $-238	base $-342	+0.5pp $-448	+1.0pp $-557

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6342 S Neuman Pl Chandler, AZ	3.0	2.0	1728	$2,425	$1.40	6d	1	0.03mi
2621 E Waterview Ct Chandler, AZ	3.0	2.5	1648	$2,125	$1.29	7d	1	0.31mi
6343 S Nash Way Chandler, AZ	4.0	3.0	1813	$2,690	$1.48	0d	1	0.33mi
6343 S Nash Way Chandler, AZ	4.0	3.0	1813	$3,030	$1.67	12d	1	0.33mi
2591 E Bellerive Dr Chandler, AZ	3.0	3.0	1700	$2,450	$1.44	26d	1	0.34mi
3134 E Winged Foot Dr Chandler, AZ	3.0	2.0	2170	$2,400	$1.11	0d	1	0.37mi
6450 S Nash Way Chandler, AZ	2.0	2.0	1240	$2,300	$1.85	17d	1	0.39mi
5900 S Gilbert Rd Chandler, AZ	3.0	2.0	1500	$6,800	$4.53	0d	1	0.41mi
3352 E Cherry Hills Pl Chandler, AZ	2.0	2.0	1344	$3,500	$2.60	3d	1	0.47mi
3045 E Firestone Dr Chandler, AZ	2.0	1.5	1680	$3,000	$1.79	0d	1	0.58mi
2423 E Winged Foot Dr Chandler, AZ	4.0	2.0	1762	$2,695	$1.53	26d	1	0.62mi
6151 S Bradshaw Way Chandler, AZ	2.0	2.0	1680	$3,500	$2.08	0d	1	0.62mi
2413 E Hazeltine Way Chandler, AZ	3.0	2.5	1574	$1,950	$1.24	45d	1	0.81mi
2420 E Gleneagle Dr Chandler, AZ	3.0	2.5	1574	$1,995	$1.27	6d	1	0.81mi
2420 E Gleneagle Dr Chandler, AZ	3.0	2.5	1574	$2,045	$1.30	13d	1	0.81mi
2096 E Riviera Dr Chandler, AZ	3.0	2.0	1701	$4,000	$2.35	45d	1	0.82mi
2277 E Palm Beach Dr Chandler, AZ	3.0	2.5	1574	$2,000	$1.27	45d	1	0.84mi
2045 E Indian Wells Dr Chandler, AZ	3.0	2.0	1710	$2,300	$1.35	13d	1	0.87mi
6761 S Oakmont Dr Chandler, AZ	2.0	2.0	1469	$2,200	$1.50	22d	1	1.00mi
6457 S Pinaleno Pl Chandler, AZ	2.0	2.0	1149	$2,500	$2.18	45d	1	1.00mi
6973 S Oakmont Dr Chandler, AZ	2.0	2.0	1467	$2,500	$1.70	45d	1	1.13mi
4133 E Cherry Hills Dr Chandler, AZ	3.0	2.0	1374	$2,600	$1.89	20d	1	1.22mi
6381 S Championship Dr Chandler, AZ	2.0	2.0	1065	$2,800	$2.63	0d	1	1.23mi
6621 S Championship Dr Chandler, AZ	3.0	2.0	1566	$3,500	$2.23	0d	1	1.26mi
1464 E Runaway Bay Dr Chandler, AZ	2.0	2.0	1072	$1,975	$1.84	26d	1	1.43mi
1452 E Torrey Pines Ln Chandler, AZ	2.0	2.0	1199	$3,900	$3.25	22d	1	1.45mi
4375 E Cherry Hills Dr Chandler, AZ	4.0	2.0	2073	$2,100	$1.01	0d	1	1.47mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 17 events

1. 2026-05-08
   status Pending 304-char remark
2. 2026-04-24
   listed $410,000 Active 304-char remark
3. 2017-03-03
   soldstatus $262,500 Closed 202-char remark

   Show marketing remark (202 chars)

   Beautiful home in Cooper Commons. Spacious open plan with new two toned paint, carpet and stainless steel appliances. This home has it all including great open backyard for entertaining. Its a must see.

4. 2017-03-01
   soldstatus $262,500
5. 2017-02-04
   status Pending 202-char remark

   Show marketing remark (202 chars)

   Beautiful home in Cooper Commons. Spacious open plan with new two toned paint, carpet and stainless steel appliances. This home has it all including great open backyard for entertaining. Its a must see.

6. 2017-01-21
   price $272,000 202-char remark

   Show marketing remark (202 chars)

   Beautiful home in Cooper Commons. Spacious open plan with new two toned paint, carpet and stainless steel appliances. This home has it all including great open backyard for entertaining. Its a must see.

7. 2017-01-21
   price $270,000 202-char remark

   Show marketing remark (202 chars)

   Beautiful home in Cooper Commons. Spacious open plan with new two toned paint, carpet and stainless steel appliances. This home has it all including great open backyard for entertaining. Its a must see.

8. 2016-09-21
   price $279,900 202-char remark

   Show marketing remark (202 chars)

   Beautiful home in Cooper Commons. Spacious open plan with new two toned paint, carpet and stainless steel appliances. This home has it all including great open backyard for entertaining. Its a must see.

9. 2016-08-12
   listed $284,900 Active 202-char remark

   Show marketing remark (202 chars)

   Beautiful home in Cooper Commons. Spacious open plan with new two toned paint, carpet and stainless steel appliances. This home has it all including great open backyard for entertaining. Its a must see.

10. 2007-01-18
    historical
11. 2006-10-01
    listed $319,900
12. 2006-09-24
    historical
13. 2006-03-24
    listed $319,900
14. 2005-04-22
    soldstatus $260,000
15. 2005-04-22
    soldstatus $260,000
16. 2005-03-15
    historical
17. 2005-03-08
    listed $265,000

ⓘ 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: $1,718 · $143/mo
• Projected year-2 tax: $2,706 · $226/mo
• Expected delta: +$988/yr (+$82/mo · 57.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 12% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $32,839
• − Mortgage interest: −$22,966
• − Property taxes: −$1,718
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,627
• − Management: −$2,627
• − HOA: −$480
• − Depreciation: −$11,927
• Taxable loss: −$11,557
• Est. tax savings @ 24.0%: +$2,774
• After-tax cash flow: $-1,333/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

-99.1% since first listed

20 events — show timeline

• 2026-06-15 Listed for Rent $2,425 REDFIN
• 2026-05-29 Sold (Public Records) $410,000 Public Records
• 2026-05-29 Sold (MLS) $410,000 ARMLS
• 2026-05-08 Pending — ARMLS
• 2026-04-24 Listed $410,000 ARMLS
• 2017-03-03 Sold (MLS) $262,500 ARMLS
• 2017-03-01 Sold (Public Records) $262,500 Public Records
• 2017-02-04 Pending — ARMLS
• 2017-01-21 Price Changed $272,000 ARMLS
• 2017-01-21 Price Changed $270,000 ARMLS
• 2016-09-21 Price Changed $279,900 ARMLS
• 2016-08-12 Listed $284,900 ARMLS
• 2007-01-18 Listing Removed — ARMLS
• 2006-10-01 Listed $319,900 ARMLS
• 2006-09-24 Listing Removed — ARMLS
• 2006-03-24 Listed $319,900 ARMLS
• 2005-04-22 Sold (Public Records) $260,000 Public Records
• 2005-04-22 Sold (MLS) $260,000 ARMLS
• 2005-03-15 Listing Removed — ARMLS
• 2005-03-08 Listed $265,000 ARMLS

Property tax history

+0.1%/yr

Latest (2025): $1,718 · +1.3% YoY. Source: county tax records.