1435 E Augusta Ave · Chandler, AZ 85249

$324,995

2 bd · 3.0 ba · 1,086 sqft · SingleFamily public records · 89 Days on market

Built 2000 4,749 sqft lot $299/sqft · 13% below area Est $373k · 13% 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).

• ARV discount +13.3/15.0
• Cash flow +13.0/30.0
• Schools +4.8/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, squeaky clean home in the Gated 55+ community of Springfield! 2 Bedrooms/2 Bathrooms Split Floor Plan! Lovely FENCED back yard with synthetic grass and fruit trees. Community features an 18 hole executive golf course! Play pool and Lap pool, plus hot tub! Tennis, pickleball, bocce ball, basketball, shuffleboard and horseshoes. Activity and hobby rooms, a library & movie room! Close to the San Tan Mall with shopping, dining and more!

Key facts

• 4,749 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-16 ($-192/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (15.7% below list).
• Recommended offer: $274k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 89 days — a 6% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; list at $325k implies a 103% gain — meaningful room to come down on a strong offer.

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 $273,888 (15.7% 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 89 days. Have you received any prior offers? Is the seller open to a 16% 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 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?
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: 0.84% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 9.9

CMA / ARV

• ARV (median comp): $373,024
• List price: $324,995
• Delta: -12.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1435 E Augusta Ave	0.00mi	2/2.0	1,086 (0%)	0mo	$320,000	$295	96
1482 E Torrey Pines Ln	0.07mi	2/2.0	1,060 (-2%)	2mo	$327,000	$308	87
1440 E La Costa Dr	0.29mi	2/2.0	1,100 (+1%)	1mo	$327,500	$298	79
6050 S Windstream Pl	0.10mi	2/2.0	1,199 (+10%)	0mo	$349,990	$292	74
1581 E Augusta Ave	0.17mi	2/2.0	1,175 (+8%)	1mo	$325,000	$277	74
1362 E Cherry Hills Dr	0.13mi	2/2.0	1,186 (+9%)	1mo	$320,000	$270	74
1521 E Buena Vista Dr	0.57mi	2/2.0	1,065 (-2%)	2mo	$345,000	$324	65
1460 E Doral Dr	0.44mi	2/2.0	1,170 (+8%)	1mo	$329,500	$282	62
1972 E Doral Dr	0.67mi	2/2.0	1,029 (-5%)	1mo	$316,000	$307	55
1822 E Riviera Dr	0.54mi	2/2.0	974 (-10%)	1mo	$260,000	$267	53
6541 S Cypress Point Dr	0.60mi	2/2.0	974 (-10%)	1mo	$279,000	$286	50
1518 E Spyglass Dr	0.51mi	1/2.0 (-1)	1,195 (+10%)	1mo	$325,000	$272	50

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-53,546
• Equity at exit: $48,458

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-47,372
• Equity at exit: $28,100

Cash invested: $90,999 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,739 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$135
• HOA: −$208
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $-16

Break-even live

Break-even rent $2,759

Max offer price $322,163

Occupancy floor 96%

Sensitivity live

Price	-10% $168	-5% $76	+0% $-16	+5% $-108	+10% $-200
Rent	-10% $-232	-5% $-124	+0% $-16	+5% $92	+10% $200
Rate	-1.0pp $148	-0.5pp $67	base $-16	+0.5pp $-100	+1.0pp $-186

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: $81,249
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1452 E Torrey Pines Ln Chandler, AZ	2.0	2.0	1199	$3,900	$3.25	22d	1	0.05mi
1464 E Runaway Bay Dr Chandler, AZ	2.0	2.0	1072	$1,975	$1.84	26d	1	0.24mi
6242 S Cypress Point Dr Chandler, AZ	2.0	2.0	921	$1,700	$1.85	20d	1	0.35mi
6381 S Championship Dr Chandler, AZ	2.0	2.0	1065	$2,800	$2.63	0d	1	0.37mi
6481 S Windstream Pl Chandler, AZ	2.0	2.0	1258	$3,500	$2.78	0d	1	0.41mi
1864 E Augusta Ave Chandler, AZ	2.0	2.0	930	$1,750	$1.88	5d	1	0.42mi
1830 E Westchester Dr Chandler, AZ	2.0	2.0	1017	$1,800	$1.77	26d	1	0.74mi
1830 E Westchester Dr Chandler, AZ	2.0	2.0	1017	$1,800	$1.77	46d	1	0.74mi
6761 S Oakmont Dr Chandler, AZ	2.0	2.0	1469	$2,200	$1.50	22d	1	0.81mi
6973 S Oakmont Dr Chandler, AZ	2.0	2.0	1467	$2,500	$1.70	46d	1	1.02mi
6450 S Nash Way Chandler, AZ	2.0	2.0	1240	$2,300	$1.85	17d	1	1.14mi
553 E San Carlos Way Chandler, AZ	3.0	2.0	1350	$2,295	$1.70	15d	1	1.46mi
492 E Rainbow Dr Chandler, AZ	3.0	2.0	1269	$5,000	$3.94	17d	1	1.50mi

HOA detail

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

Listing history 10 events

1. 2026-05-15
   status Pending 452-char remark

   Show marketing remark (452 chars)

   Beautiful, squeaky clean home in the Gated 55+ community of Springfield! 2 Bedrooms/2 Bathrooms Split Floor Plan! Lovely FENCED back yard with synthetic grass and fruit trees. Community features an 18 hole executive golf course! Play pool and Lap pool, plus hot tub! Tennis, pickleball, bocce ball, basketball, shuffleboard and horseshoes. Activity and hobby rooms, a library & movie room! Close to the San Tan Mall with shopping, dining and more!

2. 2026-04-28
   price $324,995 452-char remark

   Show marketing remark (452 chars)

   Beautiful, squeaky clean home in the Gated 55+ community of Springfield! 2 Bedrooms/2 Bathrooms Split Floor Plan! Lovely FENCED back yard with synthetic grass and fruit trees. Community features an 18 hole executive golf course! Play pool and Lap pool, plus hot tub! Tennis, pickleball, bocce ball, basketball, shuffleboard and horseshoes. Activity and hobby rooms, a library & movie room! Close to the San Tan Mall with shopping, dining and more!

3. 2026-04-11
   price $334,500 452-char remark

   Show marketing remark (452 chars)

   Beautiful, squeaky clean home in the Gated 55+ community of Springfield! 2 Bedrooms/2 Bathrooms Split Floor Plan! Lovely FENCED back yard with synthetic grass and fruit trees. Community features an 18 hole executive golf course! Play pool and Lap pool, plus hot tub! Tennis, pickleball, bocce ball, basketball, shuffleboard and horseshoes. Activity and hobby rooms, a library & movie room! Close to the San Tan Mall with shopping, dining and more!

4. 2026-03-16
   price $339,900 452-char remark

   Show marketing remark (452 chars)

   Beautiful, squeaky clean home in the Gated 55+ community of Springfield! 2 Bedrooms/2 Bathrooms Split Floor Plan! Lovely FENCED back yard with synthetic grass and fruit trees. Community features an 18 hole executive golf course! Play pool and Lap pool, plus hot tub! Tennis, pickleball, bocce ball, basketball, shuffleboard and horseshoes. Activity and hobby rooms, a library & movie room! Close to the San Tan Mall with shopping, dining and more!

5. 2026-03-02
   price $344,900 452-char remark

   Show marketing remark (452 chars)

   Beautiful, squeaky clean home in the Gated 55+ community of Springfield! 2 Bedrooms/2 Bathrooms Split Floor Plan! Lovely FENCED back yard with synthetic grass and fruit trees. Community features an 18 hole executive golf course! Play pool and Lap pool, plus hot tub! Tennis, pickleball, bocce ball, basketball, shuffleboard and horseshoes. Activity and hobby rooms, a library & movie room! Close to the San Tan Mall with shopping, dining and more!

6. 2026-02-14
   listed $349,900 Active 452-char remark

   Show marketing remark (452 chars)

   Beautiful, squeaky clean home in the Gated 55+ community of Springfield! 2 Bedrooms/2 Bathrooms Split Floor Plan! Lovely FENCED back yard with synthetic grass and fruit trees. Community features an 18 hole executive golf course! Play pool and Lap pool, plus hot tub! Tennis, pickleball, bocce ball, basketball, shuffleboard and horseshoes. Activity and hobby rooms, a library & movie room! Close to the San Tan Mall with shopping, dining and more!

7. 2009-07-31
   soldstatus $160,000 655-char remark

   Show marketing remark (655 chars)

   Gated community with popular Retreat floor plan 2bed/2bath greatroom with inside laundry. Open kitchen with lots of counter space, oak cabinets, pantry, smooth top range and microwave. Tile through out except bedrooms. 2'' wood faux blinds thought out. Sit outside under the covered patio and enjoy the beautiful lush backyard with water fall and block fencing. Added ammenites for this home are water softner, R/O system, garage cabinets and security doors on the front and back doors. Golf course community with community pool, tennis court, community center and more!! Both buyer & seller receive 50% dis on escrow fees if closed with Equity Title.

8. 2009-07-31
   soldstatus $160,000

   Show marketing remark (655 chars)

   Gated community with popular Retreat floor plan 2bed/2bath greatroom with inside laundry. Open kitchen with lots of counter space, oak cabinets, pantry, smooth top range and microwave. Tile through out except bedrooms. 2'' wood faux blinds thought out. Sit outside under the covered patio and enjoy the beautiful lush backyard with water fall and block fencing. Added ammenites for this home are water softner, R/O system, garage cabinets and security doors on the front and back doors. Golf course community with community pool, tennis court, community center and more!! Both buyer & seller receive 50% dis on escrow fees if closed with Equity Title.

9. 2009-07-14
   historical 655-char remark

   Show marketing remark (655 chars)

   Gated community with popular Retreat floor plan 2bed/2bath greatroom with inside laundry. Open kitchen with lots of counter space, oak cabinets, pantry, smooth top range and microwave. Tile through out except bedrooms. 2'' wood faux blinds thought out. Sit outside under the covered patio and enjoy the beautiful lush backyard with water fall and block fencing. Added ammenites for this home are water softner, R/O system, garage cabinets and security doors on the front and back doors. Golf course community with community pool, tennis court, community center and more!! Both buyer & seller receive 50% dis on escrow fees if closed with Equity Title.

10. 2009-06-08
    listed $165,999 655-char remark

    Show marketing remark (655 chars)

    Gated community with popular Retreat floor plan 2bed/2bath greatroom with inside laundry. Open kitchen with lots of counter space, oak cabinets, pantry, smooth top range and microwave. Tile through out except bedrooms. 2'' wood faux blinds thought out. Sit outside under the covered patio and enjoy the beautiful lush backyard with water fall and block fencing. Added ammenites for this home are water softner, R/O system, garage cabinets and security doors on the front and back doors. Golf course community with community pool, tennis court, community center and more!! Both buyer & seller receive 50% dis on escrow fees if closed with Equity Title.

ⓘ 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: $1,584 · $132/mo
• Projected year-2 tax: $2,145 · $179/mo
• Expected delta: +$561/yr (+$47/mo · 35.4%)

ⓘ 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: $32,867
• − Mortgage interest: −$18,205
• − Property taxes: −$1,584
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,629
• − Management: −$2,629
• − HOA: −$2,496
• − Depreciation: −$9,454
• Taxable loss: −$5,756
• Est. tax savings @ 24.0%: +$1,382
• After-tax cash flow: $1,189/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

+95.8% since first listed

10 events — show timeline

• 2026-05-15 Pending — ARMLS
• 2026-04-28 Price Changed $324,995 ARMLS
• 2026-04-11 Price Changed $334,500 ARMLS
• 2026-03-16 Price Changed $339,900 ARMLS
• 2026-03-02 Price Changed $344,900 ARMLS
• 2026-02-14 Listed $349,900 ARMLS
• 2009-07-31 Sold (Public Records) $160,000 Public Records
• 2009-07-31 Sold (MLS) $160,000 ARMLS
• 2009-07-14 Listing Removed — ARMLS
• 2009-06-08 Listed $165,999 ARMLS

Property tax history

+2.7%/yr

Latest (2025): $1,584 · +1.4% YoY. Source: county tax records.