4219 E Donato Dr · Gilbert, AZ 85298

$430,000

2 bd · 3.0 ba · 1,308 sqft · SingleFamily public records · 12 Days on market

Built 2005 6,667 sqft lot Est $420k · at est. $225/mo HOA · 8% 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).

• Appreciation +9.2/10.0
• Cash flow +6.8/30.0
• ARV discount +6.4/15.0
• Schools +5.2/10.0
• Livability +4.4/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +1.0/10.0

Listing remarks MLS

This Gilbert one-story home offers granite countertops, and a two-car garage. This home has been virtually staged to illustrate its potential.

Key facts

• 6,667 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association with quarterly fee of $675; Association covers grounds maintenance; Community amenities include pool, community spa (heated), tennis courts, pickleball courts, fitness center, community media room, and biking/walking paths

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2-car garage
• Security: Owned security system; Gated community
• Utilities: City water; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Stucco and wood frame construction; Painted exterior; Tile roof
• Exterior features: Wrought iron fencing; Gravel/stone front yard; Gravel/stone backyard; Automatic timer irrigation front; Automatic timer irrigation back

Interior

• Kitchen: Refrigerator; Dishwasher; Disposal; Built-in microwave; Kitchen island; Pantry
• Bedrooms: Possible 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Granite counters; Double vanity; Breakfast bar; Kitchen island; Pantry; Full bath in primary bedroom
• Laundry & utility: Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $430k.

Deal economics

• At list price, monthly cash flow is $-675 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (27.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (37.2% below list).
• Recommended offer: $270k (37.2% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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: Cortina Elementary (math 60% / reading 66%, grade B, #121 of 1,109 statewide, top 11%, 702 students, 10% 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 12% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 340 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• In year one you build about $39k of equity ($3k loan paydown + $36k appreciation (8.4% local appreciation)).
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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.

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 $270,168 (37.2% 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. 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 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?
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: 0.63% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.73%
• DSCR: 0.70
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $419,868
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4127 E Narrowleaf Dr	0.20mi	2/2.0	1,436 (+10%)	2mo	$425,000	$296	68
5127 S Almond Ct	0.55mi	2/2.0	1,334 (+2%)	3mo	$420,000	$315	65
4532 E Indigo St	0.47mi	2/2.0	1,407 (+8%)	4mo	$420,000	$299	58
5091 S Peachwood Dr	0.48mi	3/2.0 (+1)	1,412 (+8%)	3mo	$477,500	$338	53
4624 E Indigo St	0.57mi	2/2.0	1,437 (+10%)	4mo	$425,000	$296	50
5108 S Almond Ct	0.54mi	2/2.0	1,437 (+10%)	5mo	$420,000	$292	50
4687 E Mia Ct	0.68mi	2/2.0	1,433 (+10%)	2mo	$460,000	$321	47
4694 E Mia Ct	0.70mi	3/2.0 (+1)	1,407 (+8%)	2mo	$480,000	$341	44
4937 S Peach Willow Ln	0.61mi	3/2.0 (+1)	1,407 (+8%)	8mo	$460,000	$327	44
4551 E Sycamore Ct	0.66mi	2/2.0	1,437 (+10%)	7mo	$510,000	$355	42
4701 E Nightingale Ln	0.72mi	2/2.0	1,437 (+10%)	6mo	$460,000	$320	41
5020 S Citrus Ln	0.69mi	2/2.0	1,471 (+12%)	3mo	$549,000	$373	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.36% appreciation · 4.31% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 2.23×
• Total profit: $147,740
• Equity at exit: $337,356

10-year hold

• IRR: 15.9%
• Equity multiple: 4.89×
• Total profit: $468,955
• Equity at exit: $680,094

Cash invested: $120,400 (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 85298

• Home prices YoY: 2.5%
• Rents YoY: 4.3%
• Active inventory: 340
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,702 high
• Mortgage (P&I): −$2,255
• Tax from tax record: −$150 /mo · $1,800/yr
• Insurance: −$179
• HOA: −$225
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-675

Break-even live

Break-even rent $3,556

Max offer price $310,797

Occupancy floor —

Sensitivity live

Price	-10% $-431	-5% $-553	+0% $-675	+5% $-796	+10% $-918
Rent	-10% $-888	-5% $-781	+0% $-675	+5% $-568	+10% $-461
Rate	-1.0pp $-458	-0.5pp $-565	base $-675	+0.5pp $-786	+1.0pp $-900

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5141 S Eucalyptus Dr Gilbert, AZ	2.0	2.0	1604	$3,700	$2.31	0d	1	0.28mi
4094 E Azalea Dr Gilbert, AZ	2.0	2.0	1308	$2,500	$1.91	26d	1	0.33mi
4502 E Narrowleaf Dr Gilbert, AZ	2.0	2.0	1604	$2,500	$1.56	26d	1	0.34mi
4269 E Cassia Ln Gilbert, AZ	2.0	2.0	1407	$2,495	$1.77	26d	1	0.51mi
3710 E Lodgepole Dr Gilbert, AZ	3.0	2.0	1818	$2,650	$1.46	14d	1	0.67mi
3636 E Lodgepole Dr Gilbert, AZ	3.0	2.0	1818	$3,075	$1.69	18d	1	0.76mi
4554 E Strawberry Dr Gilbert, AZ	2.0	2.0	1407	$2,500	$1.78	26d	1	0.78mi
5149 S Moccasin Trl Gilbert, AZ	3.0	2.5	1675	$2,575	$1.54	0d	1	0.96mi
6334 S Blake St Gilbert, AZ	3.0	2.0	1421	$2,100	$1.48	45d	1	1.32mi
4374 S Woodshed Rd Gilbert, AZ	3.0	2.5	1724	$2,249	$1.30	21d	1	1.36mi
3808 E Flower Ct Gilbert, AZ	3.0	2.5	1628	$2,095	$1.29	7d	1	1.40mi
3462 E Powell Way Gilbert, AZ	3.0	2.0	1665	$2,295	$1.38	26d	1	1.46mi

HOA detail

• Monthly dues: $225 · $2,700/yr

Listing history 9 events

1. 2026-06-13
   statusdays on market $430,000 Pending 12 DOM
2. 2026-06-09
   days on market $430,000 Contract Contingent on Buyer Sale 11 DOM
3. 2026-06-08
   days on market $430,000 Contract Contingent on Buyer Sale 10 DOM
4. 2026-06-07
   days on market $430,000 Contract Contingent on Buyer Sale 9 DOM
5. 2026-06-04
   days on market $430,000 Contract Contingent on Buyer Sale 6 DOM
6. 2026-06-03
   statusdays on market $430,000 Contract Contingent on Buyer Sale 5 DOM
7. 2026-06-02
   days on market $430,000 Active 4 DOM
8. 2026-06-01
   days on market $430,000 Active 3 DOM
9. 2026-05-31
   days on market $430,000 Active 2 DOM

ⓘ 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: $1,800 · $150/mo
• Projected year-2 tax: $2,838 · $236/mo
• Expected delta: +$1,038/yr (+$87/mo · 57.7%)

ⓘ 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 ≥111°F today · 19 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: $32,420
• − Mortgage interest: −$24,087
• − Property taxes: −$1,800
• − Insurance: −$2,150
• − Repairs & maintenance: −$2,594
• − Management: −$2,594
• − HOA: −$2,700
• − Depreciation: −$12,509
• Taxable loss: −$16,013
• Est. tax savings @ 24.0%: +$3,843
• After-tax cash flow: $-4,254/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): 44,114
• Household income: $156,425
• Rent vs Own: 8.9% rent · 91.1% own
• Severe rent burden: 173.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 11% Asian 7% Black 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Romanian 3% Lithuanian 3%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 2% Chinese 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: ▲ 8.36%
• Current HPI: 343.6932
• Rent YoY: ▲ 4.31%
• 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

+125.7% since first listed

11 events — show timeline

• 2026-05-29 Listed $430,000 ARMLS
• 2022-05-27 Sold (Public Records) $520,000 Public Records
• 2022-05-27 Sold (MLS) $520,000 ARMLS
• 2022-05-17 Pending — ARMLS
• 2022-05-10 Listed $525,000 ARMLS
• 2022-04-29 Sold (Public Records) $474,900 Public Records
• 2008-01-25 Sold (Public Records) $254,000 Public Records
• 2008-01-25 Sold (MLS) $254,000 ARMLS
• 2008-01-10 Listing Removed — ARMLS
• 2007-07-14 Listed $259,900 ARMLS
• 2005-06-07 Sold (Public Records) $190,551 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,800 · -6.4% YoY. Source: county tax records.