1460 E Doral Dr · Chandler, AZ 85249

$332,000

2 bd · 3.0 ba · 1,170 sqft · SingleFamily public records · 20 Days on market

Built 1998 4,927 sqft lot $284/sqft · 5% below area Est $350k · 5% under $208/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).

• Cash flow +11.1/30.0
• ARV discount +9.9/15.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• DSCR +3.2/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

You'll fall in love with Springfield, the best Active Gated Adult Community in the East Valley! Split bedrooms the open floor plan make this floor plan very popular. Walk in laundry Room. Kitchen with breakfast bar & bay window is open to the family room. Sit & relax on the oversized back patio while you meet your new neighbors. Springfield offers a resort-style living with an 18-hole golf course, clubhouse, pickleball, tennis, billiards, pools & spa, workout facility, restaurant/bar and more. New roof getting installed with a 100 year warranty!

Key facts

• 4,927 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Spa is heated
• HOA & community: Homeowners association with semi-annual fee (covers grounds maintenance and street maintenance); Community amenities include pool, community spa (heated), golf, pickleball, tennis, fitness center, and biking/walking paths

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2-car garage
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Single-family home (Fee Simple ownership); Asphalt road access
• Construction: Stucco and wood frame construction; Tile roof
• Exterior features: Tennis court(s); Desert landscaping front and back

Interior

• Kitchen: Refrigerator; Dishwasher; Garbage disposal; Built-in microwave; Pantry
• Bedrooms: 2 bedrooms (possible)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Double vanities in bathroom; Eat-in kitchen; No interior steps (single-level living); Vaulted ceilings; Pantry; Full bath in primary bedroom; Dual-pane windows

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $332k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (20.5% below list).
• Recommended offer: $264k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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); Santan Junior High School (math 46% / reading 56%, grade C, #23 of 218 statewide, top 11%, 1,234 students, 13% 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 9% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2k of loan paydown is wiped out by about $10k 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 20 days — a 2% lower offer ($327k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,073 (20.5% 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 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. 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: 0.80% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 10.5

CMA / ARV

• ARV (median comp): $350,378
• List price: $332,000
• Delta: -5.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1460 E Doral Dr	0.00mi	2/2.0	1,170 (0%)	1mo	$329,500	$282	95
1518 E Spyglass Dr	0.10mi	1/2.0 (-1)	1,195 (+2%)	1mo	$325,000	$272	82
1440 E La Costa Dr	0.14mi	2/2.0	1,100 (-6%)	1mo	$327,500	$298	79
1451 E Winged Foot Dr	0.17mi	2/2.0	1,258 (+8%)	1mo	$346,260	$275	75
1581 E Augusta Ave	0.48mi	2/2.0	1,175 (+0%)	1mo	$325,000	$277	72
6050 S Windstream Pl	0.45mi	2/2.0	1,199 (+2%)	0mo	$349,990	$292	71
6335 S Cypress Point Dr	0.41mi	2/2.0	1,258 (+8%)	1mo	$345,000	$274	64
1435 E Augusta Ave	0.44mi	2/2.0	1,086 (-7%)	0mo	$320,000	$295	63
6963 S Nantucket St	0.47mi	2/2.0	1,259 (+8%)	1mo	$330,000	$262	61
1860 E Gleneagle Dr	0.60mi	2/2.0	1,258 (+8%)	1mo	$375,000	$298	55
1972 E Doral Dr	0.50mi	2/2.0	1,029 (-12%)	1mo	$316,000	$307	52
1941 E Kerby Farms Rd	0.56mi	2/2.0	1,017 (-13%)	1mo	$294,500	$290	48

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: -19.0%
• Equity multiple: 0.33×
• Total profit: $-62,011
• Equity at exit: $49,502

10-year hold

• IRR: -11.5%
• Equity multiple: 0.31×
• Total profit: $-64,219
• Equity at exit: $28,705

Cash invested: $92,960 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,641 high
• Mortgage (P&I): −$1,741
• Tax from tax record: −$130 /mo · $1,556/yr
• Insurance: −$138
• HOA: −$208
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-131

Break-even live

Break-even rent $2,806

Max offer price $308,874

Occupancy floor 100%

Sensitivity live

Price	-10% $57	-5% $-37	+0% $-131	+5% $-225	+10% $-319
Rent	-10% $-340	-5% $-235	+0% $-131	+5% $-27	+10% $78
Rate	-1.0pp $36	-0.5pp $-46	base $-131	+0.5pp $-217	+1.0pp $-304

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: $83,000
• Closing costs: $9,960
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6481 S Windstream Pl Chandler, AZ	2.0	2.0	1258	$3,500	$2.78	0d	1	0.12mi
1464 E Runaway Bay Dr Chandler, AZ	2.0	2.0	1072	$1,975	$1.84	26d	1	0.17mi
6381 S Championship Dr Chandler, AZ	2.0	2.0	1065	$2,800	$2.63	0d	1	0.25mi
1452 E Torrey Pines Ln Chandler, AZ	2.0	2.0	1199	$3,900	$3.25	22d	1	0.36mi
6242 S Cypress Point Dr Chandler, AZ	2.0	2.0	921	$1,700	$1.85	20d	1	0.45mi
1830 E Westchester Dr Chandler, AZ	2.0	2.0	1017	$1,800	$1.77	26d	1	0.46mi
1830 E Westchester Dr Chandler, AZ	2.0	2.0	1017	$1,800	$1.77	45d	1	0.46mi
6761 S Oakmont Dr Chandler, AZ	2.0	2.0	1469	$2,200	$1.50	21d	1	0.56mi
1864 E Augusta Ave Chandler, AZ	2.0	2.0	930	$1,750	$1.88	5d	1	0.62mi
6973 S Oakmont Dr Chandler, AZ	2.0	2.0	1467	$2,500	$1.70	45d	1	0.70mi
6450 S Nash Way Chandler, AZ	2.0	2.0	1240	$2,300	$1.85	16d	1	1.09mi

HOA detail

• Monthly dues: $208 · $2,496/yr
• Likely covers: poolsecurity

Listing history 2 events

1. 2026-05-06
   listed $332,000 Active 563-char remark
2. 1998-03-30
   soldstatus $14,273,456

ⓘ 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: $1,556 · $130/mo
• Projected year-2 tax: $2,191 · $183/mo
• Expected delta: +$635/yr (+$53/mo · 40.8%)

ⓘ 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 6 d/yr ≥112°F today · 15 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: $31,689
• − Mortgage interest: −$18,597
• − Property taxes: −$1,556
• − Insurance: −$1,660
• − Repairs & maintenance: −$2,535
• − Management: −$2,535
• − HOA: −$2,496
• − Depreciation: −$9,658
• Taxable loss: −$7,349
• Est. tax savings @ 24.0%: +$1,764
• After-tax cash flow: $193/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

-97.7% since first listed

6 events — show timeline

• 2026-05-29 Sold (Public Records) $329,500 Public Records
• 2026-05-29 Sold (MLS) $329,500 ARMLS
• 2026-05-26 Pending — ARMLS
• 2026-05-19 Contingent — ARMLS
• 2026-05-06 Listed $332,000 ARMLS
• 1998-03-30 Sold (Public Records) $14,273,456 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,556 · +1.6% YoY. Source: county tax records.