1540 E Hazeltine Way · Chandler, AZ 85249

$370,000

2 bd · 3.0 ba · 1,566 sqft · SingleFamily public records · 155 Days on market

Built 1996 8,080 sqft lot $236/sqft · 10% below area Est $413k · 10% under $118/mo HOA · 5% 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 +12.2/15.0
• Cash flow +8.9/30.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring us an offer! The best of resort living in this beautifully updated 2-bedroom, 2-bathroom home nestled on a premium corner lot within the sought-after 55+ SunBird Golf Resort. Freshly painted interiors, newer vinyl plank flooring throughout, insulated garage doors, plantation shutters, and vaulted ceilings create an inviting, light-filled atmosphere. What sets this home apart from the rest? A spacious laundry room with all new cabinetry, a generously sized Arizona room for year round enjoyment, and the largest lot currently on the market. Move-in ready so you may enjoy all of SunBird's premier amenities, including golf, pools, clubhouse dining, fitness, and vibrant social activities.

Key facts

• 8,080 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-299 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (29.2% below list).
• Recommended offer: $262k (29.2% 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.
• Market conditions: Rents rising (+3.0%/yr); 288 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 155 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y ago; this cycle's ask has dropped $80k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,846 (29.2% 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 155 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.47%
• DSCR: 0.85
• GRM: 11.8

CMA / ARV

• ARV (median comp): $413,077
• List price: $370,000
• Delta: -10.43%
• 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
1543 E Gleneagle Dr	0.06mi	3/2.0 (+1)	1,566 (0%)	2mo	$395,000	$252	86
1601 E Hazeltine Way	0.08mi	2/2.0	1,467 (-6%)	2mo	$340,000	$232	80
1451 E Palm Beach Dr	0.12mi	2/2.0	1,706 (+9%)	2mo	$490,000	$287	74
1423 E Peach Tree Dr	0.18mi	2/2.0	1,706 (+9%)	3mo	$431,000	$253	70
6680 S Tamarron Way	0.30mi	2/2.0	1,706 (+9%)	2mo	$343,124	$201	66
1492 E Westchester Dr	0.25mi	3/2.0 (+1)	1,454 (-7%)	3mo	$450,000	$309	65
6361 S Pebble Beach Dr	0.63mi	2/2.0	1,467 (-6%)	2mo	$410,000	$279	55
6433 S Callaway Dr	0.70mi	2/2.0	1,677 (+7%)	1mo	$432,000	$258	50
6443 S Callaway Dr	0.69mi	2/2.0	1,706 (+9%)	2mo	$473,000	$277	47
6410 S Senate St	0.64mi	3/2.0 (+1)	1,706 (+9%)	3mo	$490,000	$287	44
1012 E Winged Foot Dr	0.64mi	3/2.0 (+1)	1,744 (+11%)	1mo	$500,000	$287	42
2286 E Peach Tree Dr	0.73mi	3/2.0 (+1)	1,421 (-9%)	1mo	$380,000	$267	40

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: -22.1%
• Equity multiple: 0.24×
• Total profit: $-78,969
• Equity at exit: $55,168

10-year hold

• IRR: -16.0%
• Equity multiple: 0.10×
• Total profit: $-93,088
• Equity at exit: $31,991

Cash invested: $103,600 (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 85249

• Home prices YoY: -13.6%
• Rents YoY: 3.0%
• Active inventory: 288
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,618 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$155 /mo · $1,866/yr
• Insurance: −$154
• HOA: −$118
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-299

Break-even live

Break-even rent $2,997

Max offer price $317,112

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-195	+0% $-299	+5% $-404	+10% $-509
Rent	-10% $-506	-5% $-403	+0% $-299	+5% $-196	+10% $-93
Rate	-1.0pp $-113	-0.5pp $-205	base $-299	+0.5pp $-395	+1.0pp $-493

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6621 S Championship Dr Chandler, AZ	3.0	2.0	1566	$3,500	$2.23	1d	1	0.30mi
6973 S Oakmont Dr Chandler, AZ	2.0	2.0	1467	$2,500	$1.70	44d	1	0.42mi
6761 S Oakmont Dr Chandler, AZ	2.0	2.0	1469	$2,200	$1.50	20d	1	0.47mi
6481 S Windstream Pl Chandler, AZ	2.0	2.0	1258	$3,500	$2.78	1d	1	0.49mi
6381 S Championship Dr Chandler, AZ	2.0	2.0	1065	$2,800	$2.63	24d	1	0.54mi
1464 E Runaway Bay Dr Chandler, AZ	2.0	2.0	1072	$1,975	$1.84	24d	1	0.60mi
2045 E Indian Wells Dr Chandler, AZ	3.0	2.0	1710	$2,300	$1.35	12d	1	0.67mi
2096 E Riviera Dr Chandler, AZ	3.0	2.0	1701	$4,000	$2.35	44d	1	0.70mi
2277 E Palm Beach Dr Chandler, AZ	3.0	2.5	1574	$2,000	$1.27	44d	1	0.73mi
1452 E Torrey Pines Ln Chandler, AZ	2.0	2.0	1199	$3,900	$3.25	21d	1	0.78mi
2413 E Hazeltine Way Chandler, AZ	3.0	2.5	1574	$1,950	$1.24	44d	1	0.87mi
2420 E Gleneagle Dr Chandler, AZ	3.0	2.5	1574	$2,045	$1.30	11d	1	0.88mi
2420 E Gleneagle Dr Chandler, AZ	3.0	2.5	1574	$1,995	$1.27	5d	1	0.88mi
885 E Bellerive Pl Chandler, AZ	3.0	2.0	1636	$2,400	$1.47	24d	1	0.98mi
6450 S Nash Way Chandler, AZ	2.0	2.0	1240	$2,300	$1.85	15d	1	1.08mi
2621 E Waterview Ct Chandler, AZ	3.0	2.5	1648	$2,125	$1.29	5d	1	1.20mi
2591 E Bellerive Dr Chandler, AZ	3.0	3.0	1700	$2,450	$1.44	24d	1	1.23mi
6342 S Neuman Pl Chandler, AZ	3.0	2.0	1728	$2,425	$1.40	5d	1	1.46mi

HOA detail

• Monthly dues: $118 · $1,416/yr
• Likely covers: pool

Listing history 46 events

1. 2026-06-18
   days on market $370,000 Active 155 DOM
2. 2026-06-17
   price $370,000 Active 154 DOM
3. 2026-06-17
   days on market $399,000 Active 154 DOM
4. 2026-06-16
   days on market $399,000 Active 153 DOM
5. 2026-06-15
   days on market $399,000 Active 152 DOM
6. 2026-06-13
   days on market $399,000 Active 150 DOM
7. 2026-06-13
   days on market $399,000 Active 149 DOM
8. 2026-06-09
   days on market $399,000 Active 146 DOM
9. 2026-06-08
   days on market $399,000 Active 145 DOM
10. 2026-06-07
    days on market $399,000 Active 144 DOM
11. 2026-06-04
    days on market $399,000 Active 141 DOM
12. 2026-06-03
    days on market $399,000 Active 140 DOM
13. 2026-06-02
    days on market $399,000 Active 139 DOM
14. 2026-06-01
    days on market $399,000 Active 138 DOM
15. 2026-05-31
    days on market $399,000 Active 137 DOM
16. 2026-04-11
    price $399,000 698-char remark

    Show marketing remark (698 chars)

    Bring us an offer! The best of resort living in this beautifully updated 2-bedroom, 2-bathroom home nestled on a premium corner lot within the sought-after 55+ SunBird Golf Resort. Freshly painted interiors, newer vinyl plank flooring throughout, insulated garage doors, plantation shutters, and vaulted ceilings create an inviting, light-filled atmosphere. What sets this home apart from the rest? A spacious laundry room with all new cabinetry, a generously sized Arizona room for year round enjoyment, and the largest lot currently on the market. Move-in ready so you may enjoy all of SunBird's premier amenities, including golf, pools, clubhouse dining, fitness, and vibrant social activities.

17. 2026-01-26
    status Active 698-char remark

    Show marketing remark (698 chars)

    Bring us an offer! The best of resort living in this beautifully updated 2-bedroom, 2-bathroom home nestled on a premium corner lot within the sought-after 55+ SunBird Golf Resort. Freshly painted interiors, newer vinyl plank flooring throughout, insulated garage doors, plantation shutters, and vaulted ceilings create an inviting, light-filled atmosphere. What sets this home apart from the rest? A spacious laundry room with all new cabinetry, a generously sized Arizona room for year round enjoyment, and the largest lot currently on the market. Move-in ready so you may enjoy all of SunBird's premier amenities, including golf, pools, clubhouse dining, fitness, and vibrant social activities.

18. 2026-01-26
    price $410,000 698-char remark

    Show marketing remark (698 chars)

    Bring us an offer! The best of resort living in this beautifully updated 2-bedroom, 2-bathroom home nestled on a premium corner lot within the sought-after 55+ SunBird Golf Resort. Freshly painted interiors, newer vinyl plank flooring throughout, insulated garage doors, plantation shutters, and vaulted ceilings create an inviting, light-filled atmosphere. What sets this home apart from the rest? A spacious laundry room with all new cabinetry, a generously sized Arizona room for year round enjoyment, and the largest lot currently on the market. Move-in ready so you may enjoy all of SunBird's premier amenities, including golf, pools, clubhouse dining, fitness, and vibrant social activities.

19. 2025-10-23
    historical 698-char remark

    Show marketing remark (698 chars)

    Bring us an offer! The best of resort living in this beautifully updated 2-bedroom, 2-bathroom home nestled on a premium corner lot within the sought-after 55+ SunBird Golf Resort. Freshly painted interiors, newer vinyl plank flooring throughout, insulated garage doors, plantation shutters, and vaulted ceilings create an inviting, light-filled atmosphere. What sets this home apart from the rest? A spacious laundry room with all new cabinetry, a generously sized Arizona room for year round enjoyment, and the largest lot currently on the market. Move-in ready so you may enjoy all of SunBird's premier amenities, including golf, pools, clubhouse dining, fitness, and vibrant social activities.

20. 2025-10-11
    listed $450,000 Active 698-char remark

    Show marketing remark (698 chars)

    Bring us an offer! The best of resort living in this beautifully updated 2-bedroom, 2-bathroom home nestled on a premium corner lot within the sought-after 55+ SunBird Golf Resort. Freshly painted interiors, newer vinyl plank flooring throughout, insulated garage doors, plantation shutters, and vaulted ceilings create an inviting, light-filled atmosphere. What sets this home apart from the rest? A spacious laundry room with all new cabinetry, a generously sized Arizona room for year round enjoyment, and the largest lot currently on the market. Move-in ready so you may enjoy all of SunBird's premier amenities, including golf, pools, clubhouse dining, fitness, and vibrant social activities.

21. 2024-04-07
    historical
22. 2024-03-15
    listed $449,000 Active
23. 2023-05-22
    soldstatus $450,000 Closed
24. 2023-05-22
    soldstatus $450,000
25. 2023-05-20
    status Pending
26. 2023-05-20
    listed $459,000 Active
27. 2023-05-19
    soldstatus $450,000 Closed
28. 2023-04-04
    status Pending
29. 2023-03-30
    price $459,000
30. 2023-03-13
    price $464,000
31. 2023-02-24
    price $469,000
32. 2023-02-03
    listed $479,000 Active
33. 2016-09-23
    soldstatus $230,000
34. 2016-08-07
    historical
35. 2016-05-21
    price $239,900
36. 2016-04-28
    listed $249,900 Active
37. 2010-03-26
    soldstatus $150,000 Closed
38. 2010-02-27
    historical
39. 2009-12-24
    listed $154,900
40. 2009-12-15
    historical
41. 2009-10-31
    listed $255,000
42. 2009-10-30
    historical
43. 2009-06-11
    listed $255,000
44. 2009-04-28
    historical
45. 2008-10-03
    listed $164,900
46. 1995-10-16
    soldstatus $124,823

ⓘ 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: $1,866 · $155/mo
• Projected year-2 tax: $2,442 · $204/mo
• Expected delta: +$576/yr (+$48/mo · 30.9%)

ⓘ 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) · 7% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 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: $31,422
• − Mortgage interest: −$20,726
• − Property taxes: −$1,866
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,514
• − Management: −$2,514
• − HOA: −$1,416
• − Depreciation: −$10,764
• Taxable loss: −$10,227
• Est. tax savings @ 24.0%: +$2,455
• After-tax cash flow: $-1,138/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

+219.7% since first listed

31 events — show timeline

• 2026-04-11 Price Changed $399,000 ARMLS
• 2026-01-26 Relisted — ARMLS
• 2026-01-26 Price Changed $410,000 ARMLS
• 2025-10-23 Listing Removed — ARMLS
• 2025-10-11 Listed $450,000 ARMLS
• 2024-04-07 Listing Removed — ARMLS
• 2024-03-15 Listed $449,000 ARMLS
• 2023-05-22 Sold (Public Records) $450,000 Public Records
• 2023-05-22 Sold (MLS) $450,000 ARMLS
• 2023-05-20 Pending — ARMLS
• 2023-05-20 Listed $459,000 ARMLS
• 2023-05-19 Sold (MLS) $450,000 ARMLS
• 2023-04-04 Pending — ARMLS
• 2023-03-30 Price Changed $459,000 ARMLS
• 2023-03-13 Price Changed $464,000 ARMLS
• 2023-02-24 Price Changed $469,000 ARMLS
• 2023-02-03 Listed $479,000 ARMLS
• 2016-09-23 Sold (Public Records) $230,000 Public Records
• 2016-08-07 Listing Removed — ARMLS
• 2016-05-21 Price Changed $239,900 ARMLS
• 2016-04-28 Listed $249,900 ARMLS
• 2010-03-26 Sold (MLS) $150,000 ARMLS
• 2010-02-27 Listing Removed — ARMLS
• 2009-12-24 Listed $154,900 ARMLS
• 2009-12-15 Listing Removed — ARMLS
• 2009-10-31 Listed $255,000 ARMLS
• 2009-10-30 Listing Removed — ARMLS
• 2009-06-11 Listed $255,000 ARMLS
• 2009-04-28 Listing Removed — ARMLS
• 2008-10-03 Listed $164,900 ARMLS
• 1995-10-16 Sold (Public Records) $124,823 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,866 · -17.8% YoY. Source: county tax records.