3469 E Cabazon Ct · Gilbert, AZ 85297

$759,000

6 bd · 5.0 ba · 4,008 sqft · SingleFamily public records · 86 Days on market

Built 2003 8,852 sqft lot Est $830k · 9% under $72/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).

• Cash flow +12.5/30.0
• ARV discount +11.3/15.0
• Schools +5.2/10.0
• Livability +4.4/5.0
• DSCR +3.7/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

MOTIVATED SELLER - REDUCED PRICE. Spacious home in Gilbert's beautiful Coronado Ranch. Offering 6-bedrooms/4.5 baths, oversized rooms, fireplace and plenty of storage. Enjoy the Gourmet kitchen with large center island - breakfast bar, granite countertops, stovetop and wall ovens for cooking enthusiasts. Beautiful natural stone flooring throughout. Primary Suite with oversized walk-in closet and spacious bath with separate shower, tub, dual sinks, 4 more bedrooms and open loft/billiards room upstairs. Additional Suite downstairs with separate full bathroom and sitting room - perfect for multigenerational families. Stunning backyard with beautiful stone patio and entertaining pool for year-r

Key facts

• Gourmet kitchen
• Entertaining pool
• Stone patio

Tags

• GOURMET KITCHEN
• NATURAL STONE FLOORING
• OVERSIZED WALK-IN CLOSET
• ENTERTAINING POOL
• STONE PATIO

Property features AI

Finance

• Financial info: Current financing: FHA
• HOA & community: Homeowners association with a quarterly fee of $216; Association covers grounds maintenance; Community amenities include a playground and biking/walking paths

Exterior

• Parking: 2 covered garage spaces; 2-car garage with garage door opener; 7 open parking spaces
• Utilities: City water; Public sewer
• Home design: Single-family residence; Fee simple ownership
• Construction: Stucco and painted wood-frame construction; Tile roof
• Exterior features: Private heated pool with solar equipment; Block fencing; Corner lot in a cul-de-sac; Grass front and back yard; City-maintained road

Interior

• Kitchen: Dishwasher; Disposal; Built-in microwave; Kitchen island; Eat-in area; Breakfast bar; Pantry / walk-in pantry; Granite counters
• Bedrooms: Up to 8 possible bedrooms; Some bedrooms located upstairs
• Flooring: Carpet; Stone; Wood
• Bathrooms: 4 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: High-speed internet; Granite counters; Double vanity; Eat-in kitchen; Breakfast bar; Kitchen island; Pantry; Walk-in pantry; Full bath in primary bedroom; Separate shower and tub; Dual-pane windows; Family room fireplace
• Laundry & utility: Indoor laundry with washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 6-bed/5.0-bath single-family listed at $759k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $741k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $571k (24.8% below list).
• Recommended offer: $571k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Higley Unified School District (4248) (suburban): math 56% / reading 58% proficiency, ranked #21 of 249 in AZ (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Coronado Elementary School (math 66% / reading 66%, grade B+, #82 of 1,109 statewide, top 8%, 582 students, 15% FRL); Sossaman Middle School (math 59% / reading 60%, grade B, #4 of 218 statewide, top 1%, 1,043 students, 13% FRL); Higley High School (math 49% / reading 47%, grade D, #46 of 381 statewide, top 12%, 2,137 students, 12% FRL) — zoned schools at 13% FRL track the district average.
• Market conditions: Rents soft (-1.6%/yr); 219 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $5,705/mo this rent would consume 52% of the median local household income ($131k/yr) (locally 868% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $23k 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 86 days — a 6% lower offer ($713k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $40k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $265k; list at $759k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $570,523 (24.8% 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 86 days. Have you received any prior offers? Is the seller open to a 25% 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 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?
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: 0.75% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $829,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3419 E Rosa Ln	0.11mi	6/4.5	3,938 (-2%)	13mo	$810,000	$206	79
4290 S Ramona St	0.09mi	6/4.0	3,740 (-7%)	14mo	$950,000	$254	69
3723 E Kimball Rd	0.51mi	6/4.0	4,015 (+0%)	5mo	$775,000	$193	68
3535 E Kimball Ct	0.41mi	5/3.5 (-1)	4,015 (+0%)	23mo	$775,000	$193	51
3742 E Diamond Ct	0.54mi	5/4.0 (-1)	4,015 (+0%)	19mo	$883,890	$220	49
3713 E Kimball Rd	0.50mi	5/3.0 (-1)	3,892 (-3%)	16mo	$810,000	$208	46
3130 E Battala Ct	0.67mi	5/4.0 (-1)	3,672 (-8%)	16mo	$795,000	$217	33
3267 E Maplewood St	0.69mi	5/3.5 (-1)	3,425 (-14%)	1mo	$680,000	$199	32
3721 S Martingale Rd	0.65mi	5/3.0 (-1)	3,474 (-13%)	5mo	$690,000	$199	30
3320 E Kimball Rd	0.46mi	5/2.5 (-1)	3,593 (-10%)	20mo	$700,000	$195	30
3244 E Devonshire Ct	0.47mi	5/3.0 (-1)	3,523 (-12%)	21mo	$730,000	$207	27
2961 E Latham Way	0.74mi	5/3.5 (-1)	3,633 (-9%)	18mo	$1,349,900	$372	24

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.31×
• Total profit: $-146,673
• Equity at exit: $113,169

10-year hold

• IRR: -20.7%
• Equity multiple: 0.05×
• Total profit: $-202,142
• Equity at exit: $65,624

Cash invested: $212,520 (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 85297

• Home prices YoY: -3.4%
• Rents YoY: -1.6%
• Active inventory: 219
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $5,705 high
• Mortgage (P&I): −$3,980
• Tax from tax record: −$243 /mo · $2,918/yr
• Insurance: −$316
• HOA: −$72
• Vacancy / Maint / Mgmt: −$1,198
• Net cashflow: $-105

Break-even live

Break-even rent $5,838

Max offer price $740,530

Occupancy floor 97%

Sensitivity live

Price	-10% $325	-5% $110	+0% $-105	+5% $-319	+10% $-534
Rent	-10% $-555	-5% $-330	+0% $-105	+5% $121	+10% $346
Rate	-1.0pp $278	-0.5pp $88	base $-105	+0.5pp $-301	+1.0pp $-501

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: $189,750
• Closing costs: $22,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3582 E Santa Fe Ln Gilbert, AZ	5.0	2.5	3094	$4,500	$1.45	25d	1	0.45mi
2753 E Hummingbird Way Gilbert, AZ	5.0	6.0	4605	$10,000	$2.17	12d	1	0.88mi
3551 S Sterling Ct Gilbert, AZ	6.0	4.5	4593	$12,500	$2.72	26d	1	1.12mi
3355 E Indigo St Gilbert, AZ	6.0	5.0	4036	$6,900	$1.71	4d	1	1.19mi
3385 E Longhorn Dr Gilbert, AZ	5.0	3.5	3094	$2,950	$0.95	22d	1	1.24mi
3385 E Longhorn Dr Gilbert, AZ	5.0	3.5	3094	$2,950	$0.95	23d	1	1.24mi

HOA detail

• Monthly dues: $72 · $864/yr
• Likely covers: pool

Listing history 36 events

1. 2026-06-21
   days on market $759,000 Active 86 DOM
2. 2026-06-18
   days on market $759,000 Active 83 DOM
3. 2026-06-17
   days on market $759,000 Active 82 DOM
4. 2026-06-16
   days on market $759,000 Active 81 DOM
5. 2026-06-15
   days on market $759,000 Active 80 DOM
6. 2026-06-13
   days on market $759,000 Active 78 DOM
7. 2026-06-09
   days on market $759,000 Active 74 DOM
8. 2026-06-08
   days on market $759,000 Active 73 DOM
9. 2026-06-07
   days on market $759,000 Active 72 DOM
10. 2026-06-04
    days on market $759,000 Active 69 DOM
11. 2026-06-03
    days on market $759,000 Active 68 DOM
12. 2026-06-02
    days on market $759,000 Active 67 DOM
13. 2026-06-01
    days on market $759,000 Active 66 DOM
14. 2026-05-31
    days on market $759,000 Active 65 DOM
15. 2026-05-12
    price $774,000
16. 2026-05-11
    price $775,000
17. 2026-04-09
    price $794,000
18. 2026-03-31
    status Active
19. 2026-03-25
    status Pending
20. 2026-03-20
    listed $799,000 Active
21. 2026-01-01
    historical
22. 2025-10-10
    price $800,000
23. 2025-09-22
    price $820,000
24. 2025-09-04
    price $825,000
25. 2025-07-25
    listed $850,000 Active
26. 2025-05-12
    historical
27. 2025-03-28
    price $850,000
28. 2025-02-07
    price $895,000
29. 2025-01-24
    listed $915,000 Active
30. 2012-03-06
    soldstatus $265,140 Closed
31. 2012-01-30
    status Pending
32. 2012-01-16
    price $259,900
33. 2012-01-13
    listed $250,000 Active
34. 2010-04-21
    historical
35. 2010-04-05
    price $285,000
36. 2010-02-22
    listed $295,000 Active

ⓘ 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: $2,918 · $243/mo
• Projected year-2 tax: $5,009 · $417/mo
• Expected delta: +$2,091/yr (+$174/mo · 71.7%)

ⓘ 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) · 17% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥111°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $68,463
• − Mortgage interest: −$42,516
• − Property taxes: −$2,918
• − Insurance: −$3,795
• − Repairs & maintenance: −$5,477
• − Management: −$5,477
• − HOA: −$864
• − Depreciation: −$22,080
• Taxable loss: −$14,664
• Est. tax savings @ 24.0%: +$3,519
• After-tax cash flow: $2,265/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: Higley Unified School District (4248)
• NCES district ID: 0403780
• Math proficiency: 56% ▼ -10.00%
• Reading proficiency: 58% ▼ -8.00%
• Median HH income: $82,526
• Composite: 51.7/100
• National rank: #1688
• State rank: #21 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): 37,475
• Household income: $130,755
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 868.0

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 15% Two or more races 14% Asian 8% Black 3%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Portuguese 2% Iranian 2% Slovak 2%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% Korean 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: ▼ -11.20%
• Current HPI: 315.566
• Rent YoY: ▼ -1.55%
• 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

+162.4% since first listed

22 events — show timeline

• 2026-05-12 Price Changed $774,000 ARMLS
• 2026-05-11 Price Changed $775,000 ARMLS
• 2026-04-09 Price Changed $794,000 ARMLS
• 2026-03-31 Relisted — ARMLS
• 2026-03-25 Pending — ARMLS
• 2026-03-20 Listed $799,000 ARMLS
• 2026-01-01 Listing Removed — ARMLS
• 2025-10-10 Price Changed $800,000 ARMLS
• 2025-09-22 Price Changed $820,000 ARMLS
• 2025-09-04 Price Changed $825,000 ARMLS
• 2025-07-25 Listed $850,000 ARMLS
• 2025-05-12 Listing Removed — ARMLS
• 2025-03-28 Price Changed $850,000 ARMLS
• 2025-02-07 Price Changed $895,000 ARMLS
• 2025-01-24 Listed $915,000 ARMLS
• 2012-03-06 Sold (MLS) $265,140 ARMLS
• 2012-01-30 Pending — ARMLS
• 2012-01-16 Price Changed $259,900 ARMLS
• 2012-01-13 Listed $250,000 ARMLS
• 2010-04-21 Listing Removed — ARMLS
• 2010-04-05 Price Changed $285,000 ARMLS
• 2010-02-22 Listed $295,000 ARMLS

Property tax history

+0.4%/yr

Latest (2025): $2,918 · -6.1% YoY. Source: county tax records.