6202 S Huachuca Way · Chandler, AZ 85249

$425,000

2 bd · 3.0 ba · 1,516 sqft · SingleFamily public records · 128 Days on market

Built 2002 6,500 sqft lot $280/sqft · 19% below area Est $526k · 19% under $174/mo HOA · 6% of rent ↓ 12% since listing

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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 +7.4/30.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained single-level home with a 2-car garage and thoughtful details throughout! Enjoy hosting in the formal dining area or gathering in the spacious living room designed for easy entertaining. The kitchen shines with matching appliances, rich wood cabinetry, a walk-in pantry, and a breakfast bar perfect for casual meals and morning coffee. The main suite offers a private bathroom with dual sinks and a generous walk-in closet. The garage includes attached cabinets for extra storage. Out back, relax under the covered patio, fire up the built-in BBQ, and unwind by the firepit while taking in serene golf course views. Ideally located near parks, shopping, and local amenities! Come and make it yours today!

Key facts

• Rich wood cabinetry
• Matching appliances
• Formal dining area

Tags

• FORMAL DINING AREA
• SPACIOUS LIVING ROOM
• MATCHING APPLIANCES
• RICH WOOD CABINETRY
• WALK-IN PANTRY
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-557 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $327k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (33.7% below list).
• Recommended offer: $282k (33.7% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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); Willie & Coy Payne Jr. High (math 47% / reading 53%, grade C, #26 of 218 statewide, top 12%, 1,143 students, 11% 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 8% 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; 19 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 $13k 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 128 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,705 (33.7% 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 128 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.61%
• DSCR: 0.75
• GRM: 12.6

CMA / ARV

• ARV (median comp): $525,714
• List price: $425,000
• Delta: -19.16%
• 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
6151 S Bradshaw Way	0.10mi	2/2.0	1,680 (+11%)	1mo	$495,000	$295	72
3826 E Rolling Green Way	0.55mi	2/2.0	1,516 (0%)	1mo	$395,000	$261	70
6103 S Huachuca Way	0.13mi	2/2.0	1,680 (+11%)	3mo	$425,000	$253	69
6621 S Granite Dr	0.57mi	2/2.0	1,516 (0%)	1mo	$353,800	$233	68
3480 E Torrey Pines Ln	0.18mi	2/2.0	1,680 (+11%)	2mo	$472,000	$281	68
3497 E Waterview Dr	0.12mi	3/2.0 (+1)	1,680 (+11%)	3mo	$455,000	$271	65
6540 S Granite Dr	0.48mi	2/2.0	1,680 (+11%)	1mo	$400,000	$238	55
3752 E Westchester Dr	0.46mi	2/2.0	1,680 (+11%)	2mo	$485,000	$289	55
6610 S Bradshaw Way S	0.42mi	3/2.0 (+1)	1,680 (+11%)	3mo	$470,000	$280	51
3828 E Peach Tree Dr	0.59mi	2/2.0	1,680 (+11%)	1mo	$410,000	$244	50
3162 E Peach Tree Dr	0.69mi	2/2.0	1,680 (+11%)	2mo	$472,000	$281	44
6342 S Neuman Pl	0.71mi	3/2.0 (+1)	1,728 (+14%)	1mo	$410,000	$237	34

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: -25.9%
• Equity multiple: 0.12×
• Total profit: $-104,225
• Equity at exit: $63,369

10-year hold

• IRR: -22.4%
• Equity multiple: -0.14×
• Total profit: $-136,032
• Equity at exit: $36,746

Cash invested: $119,000 (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 85249

• Home prices YoY: -13.6%
• Rents YoY: 3.0%
• Active inventory: 298
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,817 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$202 /mo · $2,426/yr
• Insurance: −$177
• HOA: −$174
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $-557

Break-even live

Break-even rent $3,522

Max offer price $326,685

Occupancy floor —

Sensitivity live

Price	-10% $-316	-5% $-436	+0% $-557	+5% $-677	+10% $-797
Rent	-10% $-779	-5% $-668	+0% $-557	+5% $-445	+10% $-334
Rate	-1.0pp $-343	-0.5pp $-448	base $-557	+0.5pp $-667	+1.0pp $-779

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6151 S Bradshaw Way Chandler, AZ	2.0	2.0	1680	$3,500	$2.08	0d	1	0.11mi
3352 E Cherry Hills Pl Chandler, AZ	2.0	2.0	1344	$3,500	$2.60	3d	1	0.26mi
6457 S Pinaleno Pl Chandler, AZ	2.0	2.0	1149	$2,500	$2.18	45d	1	0.37mi
4133 E Cherry Hills Dr Chandler, AZ	3.0	2.0	1374	$2,600	$1.89	20d	1	0.52mi
3134 E Winged Foot Dr Chandler, AZ	3.0	2.0	2170	$2,400	$1.11	0d	1	0.54mi
6342 S Neuman Pl Chandler, AZ	3.0	2.0	1728	$2,425	$1.40	6d	1	0.69mi
5900 S Gilbert Rd Chandler, AZ	3.0	2.0	1500	$6,800	$4.53	0d	1	0.73mi
3045 E Firestone Dr Chandler, AZ	2.0	1.5	1680	$3,000	$1.79	0d	1	0.80mi
4649 E Augusta Ave Chandler, AZ	3.0	2.0	2192	$2,350	$1.07	7d	1	0.97mi
4649 E Augusta Ave Chandler, AZ	3.0	2.0	2192	$2,350	$1.07	25d	1	0.97mi
2621 E Waterview Ct Chandler, AZ	3.0	2.5	1648	$2,125	$1.29	7d	1	1.00mi
2591 E Bellerive Dr Chandler, AZ	3.0	3.0	1700	$2,450	$1.44	26d	1	1.02mi
6450 S Nash Way Chandler, AZ	2.0	2.0	1240	$2,300	$1.85	17d	1	1.08mi
2413 E Hazeltine Way Chandler, AZ	3.0	2.5	1574	$1,950	$1.24	45d	1	1.37mi
2420 E Gleneagle Dr Chandler, AZ	3.0	2.5	1574	$1,995	$1.27	6d	1	1.37mi
2420 E Gleneagle Dr Chandler, AZ	3.0	2.5	1574	$2,045	$1.30	12d	1	1.37mi
3841 E Powell Pl Chandler, AZ	3.0	3.0	2136	$2,795	$1.31	14d	1	1.40mi
6718 S Garnet Way Chandler, AZ	3.0	2.0	1792	$2,100	$1.17	26d	1	1.40mi
2277 E Palm Beach Dr Chandler, AZ	3.0	2.5	1574	$2,000	$1.27	45d	1	1.45mi

HOA detail

• Monthly dues: $174 · $2,088/yr

Listing history 18 events

1. 2026-06-21
   days on market $425,000 Active 128 DOM
2. 2026-06-18
   days on market $425,000 Active 125 DOM
3. 2026-06-17
   days on market $425,000 Active 124 DOM
4. 2026-06-16
   days on market $425,000 Active 123 DOM
5. 2026-06-15
   days on market $425,000 Active 122 DOM
6. 2026-06-13
   days on market $425,000 Active 120 DOM
7. 2026-06-13
   days on market $425,000 Active 119 DOM
8. 2026-06-09
   days on market $425,000 Active 116 DOM
9. 2026-06-08
   days on market $425,000 Active 115 DOM
10. 2026-06-07
    days on market $425,000 Active 114 DOM
11. 2026-06-04
    days on market $425,000 Active 111 DOM
12. 2026-06-03
    days on market $425,000 Active 110 DOM
13. 2026-06-02
    days on market $425,000 Active 109 DOM
14. 2026-06-01
    days on market $425,000 Active 108 DOM
15. 2026-05-31
    days on market $425,000 Active 107 DOM
16. 2026-03-31
    price $439,000 742-char remark

    Show marketing remark (742 chars)

    Welcome to this beautifully maintained single-level home with a 2-car garage and thoughtful details throughout! Enjoy hosting in the formal dining area or gathering in the spacious living room designed for easy entertaining. The kitchen shines with matching appliances, rich wood cabinetry, a walk-in pantry, and a breakfast bar perfect for casual meals and morning coffee. The main suite offers a private bathroom with dual sinks and a generous walk-in closet. The garage includes attached cabinets for extra storage. Out back, relax under the covered patio, fire up the built-in BBQ, and unwind by the firepit while taking in serene golf course views. Ideally located near parks, shopping, and local amenities! Come and make it yours today!

17. 2026-02-19
    price $450,000 742-char remark

    Show marketing remark (742 chars)

    Welcome to this beautifully maintained single-level home with a 2-car garage and thoughtful details throughout! Enjoy hosting in the formal dining area or gathering in the spacious living room designed for easy entertaining. The kitchen shines with matching appliances, rich wood cabinetry, a walk-in pantry, and a breakfast bar perfect for casual meals and morning coffee. The main suite offers a private bathroom with dual sinks and a generous walk-in closet. The garage includes attached cabinets for extra storage. Out back, relax under the covered patio, fire up the built-in BBQ, and unwind by the firepit while taking in serene golf course views. Ideally located near parks, shopping, and local amenities! Come and make it yours today!

18. 2026-02-13
    listed $499,000 Active 742-char remark

    Show marketing remark (742 chars)

    Welcome to this beautifully maintained single-level home with a 2-car garage and thoughtful details throughout! Enjoy hosting in the formal dining area or gathering in the spacious living room designed for easy entertaining. The kitchen shines with matching appliances, rich wood cabinetry, a walk-in pantry, and a breakfast bar perfect for casual meals and morning coffee. The main suite offers a private bathroom with dual sinks and a generous walk-in closet. The garage includes attached cabinets for extra storage. Out back, relax under the covered patio, fire up the built-in BBQ, and unwind by the firepit while taking in serene golf course views. Ideally located near parks, shopping, and local amenities! Come and make it yours today!

ⓘ 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: $2,426 · $202/mo
• Projected year-2 tax: $2,805 · $234/mo
• Expected delta: +$379/yr (+$32/mo · 15.6%)

ⓘ 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 ≥112°F today · 19 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: $33,805
• − Mortgage interest: −$23,807
• − Property taxes: −$2,426
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,704
• − Management: −$2,704
• − HOA: −$2,088
• − Depreciation: −$12,364
• Taxable loss: −$14,414
• Est. tax savings @ 24.0%: +$3,459
• After-tax cash flow: $-3,219/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

-12.0% since first listed

3 events — show timeline

• 2026-03-31 Price Changed $439,000 ARMLS
• 2026-02-19 Price Changed $450,000 ARMLS
• 2026-02-13 Listed $499,000 ARMLS

Property tax history

+2.5%/yr

Latest (2025): $2,426 · +1.4% YoY. Source: county tax records.