555 W Warner Rd #125 · Chandler, AZ 85225

$129,000

2 bd · 2.0 ba · 1,024 sqft · Manufactured · 136 Days on market

Built 1997 Good condition $126/sqft · 72% above area

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Condition / age +4.2/5.0
• Livability +3.9/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully remodeled!! This gorgeous home has left no corner untouched. New Flooring, Walls, Windows, and Appliances. Fully Updated Baths and Kitchen (All 2025). Roof and AC components replaced in 2024. Enclosed Patio for privacy and shade. In an Excellent Location! Community offers pool, park, and basketball court. Well Established area of Chandler near many dining and shopping options. Close to many great schools with impeccable ratings. This home will not disappoint; it is an absolute MUST SEE!! Community is ALL AGE. No age restrictions. Home can be financed!

Key facts

• Remodeled
• New flooring
• Excellent location

Tags

• REMODELED
• NEW FLOORING
• ENCLOSED PATIO
• EXCELLENT LOCATION
• COMMUNITY OFFERS POOL
• COMMUNITY OFFERS PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $129k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 soft (-1.7%/yr); 182 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $892 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.70%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (median comp): $74,955
• List price: $129,000
• Delta: 72.10%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
555 W Warner Rd #55	0.00mi	3/2.0 (+1)	1,104 (+8%)	3mo	$74,955	$68	80
555 W Warner Rd #71	0.18mi	2/2.0	960 (-6%)	17mo	$32,500	$34	67
555 W Warner Rd #4	0.18mi	3/2.0 (+1)	1,065 (+4%)	20mo	$130,000	$122	63
555 W Warner Rd #65	0.18mi	3/2.0 (+1)	1,088 (+6%)	17mo	$112,000	$103	62
1425 N Evergreen St	0.32mi	3/2.0 (+1)	1,144 (+12%)	3mo	$295,000	$258	58
200 E Knox Rd #47	0.69mi	2/2.0	1,024 (0%)	12mo	$40,000	$39	58
200 E Knox Rd #43	0.69mi	2/2.0	990 (-3%)	10mo	$80,000	$81	54
200 E Knox Rd #18	0.69mi	2/2.0	1,056 (+3%)	12mo	$52,900	$50	53
1505 N Evergreen St #8	0.27mi	3/2.0 (+1)	896 (-12%)	14mo	$10,000	$11	50
200 E Knox Rd #116	0.69mi	2/2.0	980 (-4%)	15mo	$6,000	$6	48
200 E Knox Rd #60	0.69mi	2/2.0	1,056 (+3%)	18mo	$68,900	$65	48
825 W Calle Del Norte --	0.38mi	3/2.0 (+1)	1,173 (+15%)	16mo	$349,000	$298	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.22×
• Total profit: $7,775
• Equity at exit: $19,234

10-year hold

• IRR: 12.2%
• Equity multiple: 1.83×
• Total profit: $30,159
• Equity at exit: $11,154

Cash invested: $36,120 (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 85225

• Home prices YoY: -28.1%
• Rents YoY: -1.7%
• Active inventory: 182
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $533

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 65%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1970 N Hartford St #99 Chandler, AZ	2.0	2.5	1098	$1,850	$1.68	5d	1	0.20mi
1970 N Hartford St #4 Chandler, AZ	2.0	1.5	849	$1,650	$1.94	24d	1	0.20mi
1970 N Hartford St #4 Chandler, AZ	2.0	1.5	849	$1,650	$1.94	43d	1	0.20mi
1970 N Hartford St #62 Chandler, AZ	2.0	2.0	1136	$1,650	$1.45	24d	1	0.20mi
1970 N Hartford St #99 Chandler, AZ	2.0	2.5	1098	$1,850	$1.68	11d	1	0.20mi
822 W Knox Rd Chandler, AZ	2.0	1.0	850	$1,375	$1.62	4d	1	0.38mi
1351 N Pleasant Dr Unit 1545831P Chandler, AZ	1.0	1.0	990	$2,029	$2.05	12d	1	0.47mi
1351 N Pleasant Dr #2092 Chandler, AZ	2.0	2.0	1300	$3,450	$2.65	43d	1	0.48mi
1351 N Pleasant Dr Chandler, AZ	2.0	1.5–2.0	1121	$2,535	$2.26	11d	3	0.56mi
1351 N Pleasant Dr Chandler, AZ	2.0	2.0	1299	$2,622	$2.02	24d	2	0.56mi
98 W Orchid Ln Unit 98-03 Chandler, AZ	2.0	1.0	800	$1,025	$1.28	43d	1	0.67mi
1287 N Alma School Rd Chandler, AZ	1.0–2.0	1.0–2.0	968	$1,895	$1.96	16d	2	0.71mi
699 W Ray Rd #5 Chandler, AZ	2.0	1.0	825	$1,149	$1.39	11d	1	0.81mi
300 E Warner Rd Chandler, AZ	1.0–3.0	1.0–2.0	1030	$1,606	$1.56	2d	28	0.81mi
123 E Corporate Pl Chandler, AZ	1.0–3.0	1.0–2.0	1285	$2,642	$2.06	5d	91	0.83mi
433 W Ray Rd Chandler, AZ	2.0	1.0	770	$1,000	$1.30	43d	1	0.83mi
859 W Ray Rd Apt 3 Chandler, AZ	2.0	1.0	832	$1,225	$1.47	5d	1	0.90mi
859 W Ray Rd Apt 2 Chandler, AZ	2.0	1.0	832	$1,125	$1.35	18d	1	0.90mi
859 W Ray Rd Apt 2 Chandler, AZ	2.0	1.0	832	$1,125	$1.35	22d	1	0.90mi
859 W Ray Rd Apt 3 Chandler, AZ	2.0	1.0	832	$1,050	$1.26	3d	1	0.90mi
510 E Kent Ave Chandler, AZ	3.0	2.0	1422	$2,190	$1.54	2d	1	1.01mi
250 E Ray Rd Chandler, AZ	2.0	2.0	1156	$2,080	$1.80	5d	1	1.03mi
250 E Ray Rd Chandler, AZ	1.0–3.0	1.0–2.0	1073	$2,729	$2.54	19d	11	1.03mi
250 E Ray Rd Unit 2 Chandler, AZ	2.0	2.0	1138	$1,684	$1.48	43d	1	1.05mi
1370 W Gary Dr Chandler, AZ	3.0	2.0	1468	$2,375	$1.62	22d	1	1.10mi
760 N Evergreen St Chandler, AZ	3.0	2.0	1219	$2,100	$1.72	12d	1	1.12mi
235 E Ray Rd Chandler, AZ	2.0–3.0	2.0	1031	$1,559	$1.51	1d	9	1.19mi
886 W Galveston St #131 Chandler, AZ	2.0	2.0	1272	$1,800	$1.42	24d	1	1.30mi
815 E Calle del Norte Chandler, AZ	3.0	2.0	1250	$2,100	$1.68	5d	1	1.31mi
1817 N Dobson Rd Chandler, AZ	1.0–3.0	1.0–2.0	1004	$1,690	$1.68	2d	8	1.37mi
1600 N Saba St #163 Chandler, AZ	2.0	1.5	870	$1,550	$1.78	11d	1	1.39mi
1600 N Saba St #115 Chandler, AZ	2.0	1.5	870	$1,368	$1.57	24d	1	1.39mi
501 E Ray Rd Lot 181 Chandler, AZ	3.0	2.0	1344	$2,099	$1.56	43d	1	1.41mi
1320 N McQueen Rd Chandler, AZ	2.0	2.0	883	$1,427	$1.62	5d	1	1.41mi
1320 N McQueen Rd Chandler, AZ	2.0	2.0	851	$1,387	$1.63	24d	1	1.41mi
2222 N McQueen Rd Chandler, AZ	1.0	1.0	880	$1,462	$1.66	22d	1	1.42mi
2222 N McQueen Rd Chandler, AZ	1.0	1.0	880	$1,689	$1.92	2d	1	1.42mi
785 N Arrowhead Dr Apt 2 Chandler, AZ	2.0	1.0	981	$1,499	$1.53	24d	1	1.42mi
3033 N Arizona Ave Chandler, AZ	2.0	1.0–3.0	944	$2,590	$2.74	2d	230	1.42mi
868 E Savannah Dr Chandler, AZ	3.0	2.0	1259	$2,850	$2.26	2d	1	1.43mi

Listing history 17 events

1. 2026-06-18
   days on market $129,000 Active 136 DOM
2. 2026-06-17
   days on market $129,000 Active 135 DOM
3. 2026-06-16
   days on market $129,000 Active 134 DOM
4. 2026-06-15
   days on market $129,000 Active 133 DOM
5. 2026-06-13
   days on market $129,000 Active 131 DOM
6. 2026-06-13
   days on market $129,000 Active 130 DOM
7. 2026-06-09
   days on market $129,000 Active 127 DOM
8. 2026-06-08
   days on market $129,000 Active 126 DOM
9. 2026-06-07
   days on market $129,000 Active 125 DOM
10. 2026-06-04
    days on market $129,000 Active 122 DOM
11. 2026-06-03
    days on market $129,000 Active 121 DOM
12. 2026-06-02
    days on market $129,000 Active 120 DOM
13. 2026-06-01
    days on market $129,000 Active 119 DOM
14. 2026-05-31
    days on market $129,000 Active 118 DOM
15. 2026-05-01
    status Active 563-char remark

    Show marketing remark (563 chars)

    Fully remodeled!! This gorgeous home has left no corner untouched. New Flooring, Walls, Windows, and Appliances. Fully Updated Baths and Kitchen (All 2025). Roof and AC components replaced in 2024. Enclosed Patio for privacy and shade. In an Excellent Location! Community offers pool, park, and basketball court. Well Established area of Chandler near many dining and shopping options. Close to many great schools with impeccable ratings. This home will not disappoint; it is an absolute MUST SEE!! Community is ALL AGE. No age restrictions. Home can be financed!

16. 2026-04-27
    status Pending 563-char remark

    Show marketing remark (563 chars)

    Fully remodeled!! This gorgeous home has left no corner untouched. New Flooring, Walls, Windows, and Appliances. Fully Updated Baths and Kitchen (All 2025). Roof and AC components replaced in 2024. Enclosed Patio for privacy and shade. In an Excellent Location! Community offers pool, park, and basketball court. Well Established area of Chandler near many dining and shopping options. Close to many great schools with impeccable ratings. This home will not disappoint; it is an absolute MUST SEE!! Community is ALL AGE. No age restrictions. Home can be financed!

17. 2026-01-29
    listed $129,000 Active 563-char remark

    Show marketing remark (563 chars)

    Fully remodeled!! This gorgeous home has left no corner untouched. New Flooring, Walls, Windows, and Appliances. Fully Updated Baths and Kitchen (All 2025). Roof and AC components replaced in 2024. Enclosed Patio for privacy and shade. In an Excellent Location! Community offers pool, park, and basketball court. Well Established area of Chandler near many dining and shopping options. Close to many great schools with impeccable ratings. This home will not disappoint; it is an absolute MUST SEE!! Community is ALL AGE. No age restrictions. Home can be financed!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,635
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$3,753
• Taxable income: $4,615
• Est. tax owed @ 24.0%: −$1,108
• After-tax cash flow: $5,286/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.

Condition & rehab AI · 12 photos

Good 85/100 Cosmetic rehab

This fully remodeled manufactured home is in excellent condition with new flooring, walls, windows, and appliances. It's located in an excellent location with community amenities and close to dining and shopping options.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value.
• Both Install new outdoor lighting — Improves safety and enhances curb appeal.
• Both Add a small garden bed near the front door — Enhances curb appeal and adds greenery.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Install new outdoor lighting — Improves safety and enhances curb appeal. ↑
• Both Add a small garden bed near the front door — Enhances curb appeal and adds greenery. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 72,297
• Household income: $88,676
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 2327.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 48% Hispanic / Latino 34% Two or more races 16% Black 7% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 29% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 72% English-only · Spanish 21% Vietnamese 1% 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: ▼ -128.25%
• Current HPI: 328.8354
• Rent YoY: ▼ -1.66%
• 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

3 events — show timeline

• 2026-05-01 Relisted — ARMLS
• 2026-04-27 Pending — ARMLS
• 2026-01-29 Listed $129,000 ARMLS