1680 E Augusta Ave · Chandler, AZ 85249

$259,000

2 bd · 1.5 ba · 1,200 sqft · Manufactured public records · 93 Days on market

Built 1991 2,431 sqft lot $216/sqft · 16% below area Est $236k · 10% over $125/mo HOA · 5% 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 +19.6/30.0
• DSCR +6.2/10.0
• Schools +4.8/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• ARV discount +3.1/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This stunning villa is the epitome of resort-style living. The home has been beautifully maintained and boasts new gorgeous maple cabinets with quartz countertops in the kitchen. The rear yard creates a serene oasis with mature palms and large cacti. The owners have completed numerous upgrades which include but not limited to a new kitchen, master bath, hvac, dual pane windows, roof, appliances, and flooring to name a few. A full list of improvements is included in the documents section. Sunbird offers a wide variety of Amenities including Sparkling Pools, Golf, Pickleball, Bacchii Ball and a manned Guard Gate. This is a Gated, 55+ Community. This popular split floor plan is highly sought after. Do not miss this opportunity to own this absolutely amazing, move in ready home.

Key facts

• 2,431 sq ft lot
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $259k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (5.3% below list).
• Recommended offer: $236k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Market conditions: Rents rising (+3.0%/yr); 288 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $8k 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 93 days — a 9% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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.
• Current owner paid $58k; list at $259k implies a 347% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.96%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (median comp): $235,937
• List price: $259,000
• Delta: 9.77%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1841 E Augusta Ave	0.15mi	2/2.0	1,120 (-7%)	15mo	$245,000	$219	68
6161 S Pinehurst Dr	0.23mi	1/1.8 (-1)	1,100 (-8%)	12mo	$249,500	$227	60

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-22,816
• Equity at exit: $38,618

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $4,986
• Equity at exit: $22,394

Cash invested: $72,520 (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 85249

• Home prices YoY: -13.6%
• Rents YoY: 3.0%
• Active inventory: 288
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,452 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$108
• HOA: −$125
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $300

Break-even live

Break-even rent $2,073

Max offer price $259,000

Occupancy floor 83%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1864 E Augusta Ave Chandler, AZ	2.0	2.0	930	$1,750	$1.88	3d	1	0.18mi
6242 S Cypress Point Dr Chandler, AZ	2.0	2.0	921	$1,700	$1.85	18d	1	0.20mi
1452 E Torrey Pines Ln Chandler, AZ	2.0	2.0	1199	$3,900	$3.25	20d	1	0.26mi
6381 S Championship Dr Chandler, AZ	2.0	2.0	1065	$2,800	$2.63	24d	1	0.37mi
1464 E Runaway Bay Dr Chandler, AZ	2.0	2.0	1072	$1,975	$1.84	24d	1	0.38mi
6481 S Windstream Pl Chandler, AZ	2.0	2.0	1258	$3,500	$2.78	1d	1	0.58mi
1830 E Westchester Dr Chandler, AZ	2.0	2.0	1017	$1,800	$1.77	24d	1	0.71mi
1830 E Westchester Dr Chandler, AZ	2.0	2.0	1017	$1,800	$1.77	44d	1	0.71mi
6761 S Oakmont Dr Chandler, AZ	2.0	2.0	1469	$2,200	$1.50	20d	1	0.74mi
6450 S Nash Way Chandler, AZ	2.0	2.0	1240	$2,300	$1.85	15d	1	0.96mi
6973 S Oakmont Dr Chandler, AZ	2.0	2.0	1467	$2,500	$1.70	44d	1	0.99mi
5900 S Gilbert Rd Chandler, AZ	3.0	2.0	1500	$6,800	$4.53	2d	1	1.27mi
6075 S Gilbert Rd Chandler, AZ	1.0–2.0	1.0–2.0	837	$2,295	$2.74	1d	10	1.46mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: poolsecurity

Listing history 20 events

1. 2026-06-18
   days on market $259,000 Active 93 DOM
2. 2026-06-17
   days on market $259,000 Active 92 DOM
3. 2026-06-16
   days on market $259,000 Active 91 DOM
4. 2026-06-15
   days on market $259,000 Active 90 DOM
5. 2026-06-13
   days on market $259,000 Active 88 DOM
6. 2026-06-13
   days on market $259,000 Active 87 DOM
7. 2026-06-09
   days on market $259,000 Active 84 DOM
8. 2026-06-08
   days on market $259,000 Active 83 DOM
9. 2026-06-07
   days on market $259,000 Active 82 DOM
10. 2026-06-04
    days on market $259,000 Active 79 DOM
11. 2026-06-03
    days on market $259,000 Active 78 DOM
12. 2026-06-02
    days on market $259,000 Active 77 DOM
13. 2026-06-01
    days on market $259,000 Active 76 DOM
14. 2026-05-31
    days on market $259,000 Active 75 DOM
15. 2026-03-17
    listed $259,000 Active 793-char remark

    Show marketing remark (793 chars)

    This stunning villa is the epitome of resort-style living. The home has been beautifully maintained and boasts new gorgeous maple cabinets with quartz countertops in the kitchen. The rear yard creates a serene oasis with mature palms and large cacti. The owners have completed numerous upgrades which include but not limited to a new kitchen, master bath, hvac, dual pane windows, roof, appliances, and flooring to name a few. A full list of improvements is included in the documents section. Sunbird offers a wide variety of Amenities including Sparkling Pools, Golf, Pickleball, Bacchii Ball and a manned Guard Gate. This is a Gated, 55+ Community. This popular split floor plan is highly sought after. Do not miss this opportunity to own this absolutely amazing, move in ready home.

16. 2002-02-28
    soldstatus $58,000 455-char remark

    Show marketing remark (455 chars)

    THIS POPULAR SPLIT FLOOR PLAN IS THE BEST BUY IN SUNBIRD. ALL FURNITURE WILL STAY AS A GIFT TO THE BUYER. THIS HOME HAS BEEN WELL MAINTAINED. EXTERIOR AND INTERIOR WERE PAINTED IN 2001. NEW WINDOW SCREEN ON ALL THE WINDOWS EXCEPT WHERE THE SUNSCREENS ARE. ALL NEW FAUCETS. INTERIOR HAS TEXTURED WALLS. BUILT-IN WRAP AROUND HUTCH IN DINING AREA. BUILT-IN DRESSER IN MASTER BEDROOM. PLANT SHELVES IN LIVING ROOM AND GUEST BEDROOM. STACKABLE WASHER AND DRYER

17. 2002-02-28
    soldstatus $58,000

    Show marketing remark (455 chars)

    THIS POPULAR SPLIT FLOOR PLAN IS THE BEST BUY IN SUNBIRD. ALL FURNITURE WILL STAY AS A GIFT TO THE BUYER. THIS HOME HAS BEEN WELL MAINTAINED. EXTERIOR AND INTERIOR WERE PAINTED IN 2001. NEW WINDOW SCREEN ON ALL THE WINDOWS EXCEPT WHERE THE SUNSCREENS ARE. ALL NEW FAUCETS. INTERIOR HAS TEXTURED WALLS. BUILT-IN WRAP AROUND HUTCH IN DINING AREA. BUILT-IN DRESSER IN MASTER BEDROOM. PLANT SHELVES IN LIVING ROOM AND GUEST BEDROOM. STACKABLE WASHER AND DRYER

18. 2002-02-18
    historical 455-char remark

    Show marketing remark (455 chars)

    THIS POPULAR SPLIT FLOOR PLAN IS THE BEST BUY IN SUNBIRD. ALL FURNITURE WILL STAY AS A GIFT TO THE BUYER. THIS HOME HAS BEEN WELL MAINTAINED. EXTERIOR AND INTERIOR WERE PAINTED IN 2001. NEW WINDOW SCREEN ON ALL THE WINDOWS EXCEPT WHERE THE SUNSCREENS ARE. ALL NEW FAUCETS. INTERIOR HAS TEXTURED WALLS. BUILT-IN WRAP AROUND HUTCH IN DINING AREA. BUILT-IN DRESSER IN MASTER BEDROOM. PLANT SHELVES IN LIVING ROOM AND GUEST BEDROOM. STACKABLE WASHER AND DRYER

19. 2002-02-04
    listed $59,800 455-char remark

    Show marketing remark (455 chars)

    THIS POPULAR SPLIT FLOOR PLAN IS THE BEST BUY IN SUNBIRD. ALL FURNITURE WILL STAY AS A GIFT TO THE BUYER. THIS HOME HAS BEEN WELL MAINTAINED. EXTERIOR AND INTERIOR WERE PAINTED IN 2001. NEW WINDOW SCREEN ON ALL THE WINDOWS EXCEPT WHERE THE SUNSCREENS ARE. ALL NEW FAUCETS. INTERIOR HAS TEXTURED WALLS. BUILT-IN WRAP AROUND HUTCH IN DINING AREA. BUILT-IN DRESSER IN MASTER BEDROOM. PLANT SHELVES IN LIVING ROOM AND GUEST BEDROOM. STACKABLE WASHER AND DRYER

20. 1991-07-05
    soldstatus $48,902

ⓘ 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: $557 · $46/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$1,152/yr (+$96/mo · 206.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥112°F today · 13 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: $29,427
• − Mortgage interest: −$14,508
• − Property taxes: −$557
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − HOA: −$1,500
• − Depreciation: −$7,535
• Taxable loss: −$677
• Est. tax savings @ 24.0%: +$162
• After-tax cash flow: $3,758/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

+429.6% since first listed

6 events — show timeline

• 2026-03-17 Listed $259,000 ARMLS
• 2002-02-28 Sold (Public Records) $58,000 Public Records
• 2002-02-28 Sold (MLS) $58,000 ARMLS
• 2002-02-18 Listing Removed — ARMLS
• 2002-02-04 Listed $59,800 ARMLS
• 1991-07-05 Sold (Public Records) $48,902 Public Records

Property tax history

+3.2%/yr

Latest (2025): $557 · +1.6% YoY. Source: county tax records.