3642 E Ficus Way · Gilbert, AZ 85298

$535,000

3 bd · 3.0 ba · 1,677 sqft · SingleFamily public records · 24 Days on market

Built 2015 5,175 sqft lot Est $503k · 6% over $135/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).

• Appreciation +9.2/10.0
• Cash flow +5.8/30.0
• Schools +5.2/10.0
• ARV discount +4.6/15.0
• Livability +4.4/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.2/10.0

Listing remarks MLS

This home comes furnished with stainless steel appliances in the kitchen to complement the granite countertops, breakfast bar/island combo and stained cabinets. The home is filled with natural light beams throughout. Inside the master suite, there is a separate exit to the brick paved patio, a huge walk-in closet and an ensuite master bathroom with a walk-in shower, dual sinks, and a private toilet area. Easy access to AZ-202. Home comes with a 30-day satisfaction guarantee. Terms and conditions apply.

Key facts

• 5,175 sq ft lot
• 2 garage spots
• Built 2015

Property features AI

Finance

• HOA & community: Homeowners association with quarterly fee; Quarterly association fee; Community lake; Playground; Biking/walking path

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2-car garage; Garage door opener; Electric vehicle charging station(s)
• Security: Owned security system
• Utilities: City water; Public sewer
• Home design: Single-family residence; Fee simple ownership
• Construction: Stucco and other exterior materials
• Exterior features: Desert front yard; Gravel/stone front and back; Automatic timer irrigation front and back; Block fencing; Tile roof

Interior

• Kitchen: Refrigerator; Dishwasher; Reverse osmosis water filtration
• Bedrooms: Up to 3 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric heating; Natural gas heating
• Interior features: Granite counters; Double vanity; Eat-in kitchen; 9+ foot flat ceilings; Full bath in primary bedroom; Separate shower and tub
• Laundry & utility: Washer/Dryer hookup only

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $535k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $348k (35.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (46.5% below list).
• Recommended offer: $286k (46.5% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 3.2% in Gilbert — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Bridges Elementary School (math 80% / reading 79%, grade A, #13 of 1,109 statewide, top 1%, 759 students, 7% 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 11% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 340 active listings in the ZIP; 22 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

• In year one you build about $48k of equity ($4k loan paydown + $45k 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 ~$78k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($527k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $315k; list at $535k implies a 70% gain — meaningful room to come down on a strong offer.

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 $286,411 (46.5% 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 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: 0.54% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.49%
• DSCR: 0.62
• GRM: 15.6

CMA / ARV

• ARV (on-the-fly): $503,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3716 E Lodgepole Dr	0.10mi	3/2.0	1,677 (0%)	3mo	$521,700	$311	89
5338 S Barley Way	0.48mi	3/2.0	1,604 (-4%)	1mo	$490,000	$305	66
3843 E Narrowleaf Dr	0.29mi	4/2.0 (+1)	1,800 (+7%)	4mo	$540,000	$300	62
5164 S Barley Way	0.56mi	2/2.0 (-1)	1,604 (-4%)	5mo	$470,000	$293	53
4111 E Appleby Dr	0.62mi	2/2.0 (-1)	1,604 (-4%)	2mo	$440,000	$274	53
5519 S Lombardy Way	0.70mi	2/2.0 (-1)	1,604 (-4%)	2mo	$575,000	$358	49
4963 S Girard St	0.62mi	3/3.0	1,910 (+14%)	2mo	$558,000	$292	47
5067 S Girard St	0.56mi	4/3.0 (+1)	1,910 (+14%)	4mo	$625,000	$327	43
4120 E Jude Ln	0.62mi	2/2.0 (-1)	1,917 (+14%)	0mo	$540,000	$282	38
4127 E Narrowleaf Dr	0.62mi	2/2.0 (-1)	1,436 (-14%)	2mo	$425,000	$296	36
4131 E Mia Ln	0.69mi	2/2.0 (-1)	1,917 (+14%)	0mo	$570,000	$297	34
5333 S Marigold Way	0.70mi	2/2.0 (-1)	1,917 (+14%)	4mo	$610,000	$318	31

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: 14.8%
• Equity multiple: 2.13×
• Total profit: $168,991
• Equity at exit: $419,734

10-year hold

• IRR: 14.8%
• Equity multiple: 4.67×
• Total profit: $549,210
• Equity at exit: $846,163

Cash invested: $149,800 (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: 15.6×

Monthly cashflow live

• Estimated rent: $2,864 high
• Mortgage (P&I): −$2,806
• Tax from tax record: −$159 /mo · $1,911/yr
• Insurance: −$223
• HOA: −$135
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $-1,060

Break-even live

Break-even rent $4,206

Max offer price $347,727

Occupancy floor —

Sensitivity live

Price	-10% $-757	-5% $-909	+0% $-1,060	+5% $-1,212	+10% $-1,363
Rent	-10% $-1,286	-5% $-1,173	+0% $-1,060	+5% $-947	+10% $-834
Rate	-1.0pp $-791	-0.5pp $-924	base $-1,060	+0.5pp $-1,199	+1.0pp $-1,340

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3636 E Lodgepole Dr Gilbert, AZ	3.0	2.0	1818	$3,075	$1.69	19d	1	0.05mi
3710 E Lodgepole Dr Gilbert, AZ	3.0	2.0	1818	$2,650	$1.46	15d	1	0.10mi
5149 S Moccasin Trl Gilbert, AZ	3.0	2.5	1675	$2,575	$1.54	0d	1	0.37mi
4094 E Azalea Dr Gilbert, AZ	2.0	2.0	1308	$2,500	$1.91	26d	1	0.65mi
3432 E Strawberry Dr Gilbert, AZ	4.0	3.0	2080	$3,695	$1.78	3d	1	0.72mi
4279 E Sourwood Dr Gilbert, AZ	3.0	2.0	2156	$10,600	$4.92	0d	1	0.81mi
3486 E Anika Ct Gilbert, AZ	4.0	2.0	1749	$2,600	$1.49	46d	1	0.83mi
5141 S Eucalyptus Dr Gilbert, AZ	2.0	2.0	1604	$3,700	$2.31	0d	1	0.87mi
4269 E Cassia Ln Gilbert, AZ	2.0	2.0	1407	$2,495	$1.77	26d	1	0.96mi
2954 E Coconino Dr Gilbert, AZ	4.0	2.0	2180	$2,590	$1.19	5d	1	1.00mi
3462 E Powell Way Gilbert, AZ	3.0	2.0	1665	$2,295	$1.38	26d	1	1.04mi
4502 E Narrowleaf Dr Gilbert, AZ	2.0	2.0	1604	$2,500	$1.56	26d	1	1.09mi
3329 E Powell Ct Gilbert, AZ	3.0	2.0	1486	$2,345	$1.58	17d	1	1.11mi
3868 E Palmer St Gilbert, AZ	3.0	2.5	1899	$2,000	$1.05	46d	1	1.17mi
2927 E Mead Dr Gilbert, AZ	4.0	2.0	1651	$2,250	$1.36	20d	1	1.20mi
2965 E Blue Ridge Way Gilbert, AZ	4.0	2.0	1651	$2,400	$1.45	1d	1	1.21mi
6334 S Blake St Gilbert, AZ	3.0	2.0	1421	$2,100	$1.48	46d	1	1.21mi
3808 E Flower Ct Gilbert, AZ	3.0	2.5	1628	$2,095	$1.29	7d	1	1.23mi
4231 E Marshall Ave Gilbert, AZ	4.0	2.0	2209	$2,700	$1.22	5d	1	1.35mi
4554 E Strawberry Dr Gilbert, AZ	2.0	2.0	1407	$2,500	$1.78	26d	1	1.36mi
3725 E Meadowview Dr Gilbert, AZ	3.0	2.0	1404	$2,750	$1.96	26d	1	1.43mi
4374 S Woodshed Rd Gilbert, AZ	3.0	2.5	1724	$2,249	$1.30	22d	1	1.45mi

HOA detail

• Monthly dues: $135 · $1,620/yr

Listing history 28 events

1. 2026-06-21
   days on market $535,000 Active 24 DOM
2. 2026-06-18
   days on market $535,000 Active 21 DOM
3. 2026-06-17
   days on market $535,000 Active 20 DOM
4. 2026-06-16
   days on market $535,000 Active 19 DOM
5. 2026-06-15
   days on market $535,000 Active 18 DOM
6. 2026-06-13
   days on market $535,000 Active 16 DOM
7. 2026-06-09
   days on market $535,000 Active 12 DOM
8. 2026-06-08
   days on market $535,000 Active 11 DOM
9. 2026-06-07
   days on market $535,000 Active 10 DOM
10. 2026-06-04
    days on market $535,000 Active 7 DOM
11. 2026-06-03
    days on market $535,000 Active 6 DOM
12. 2026-06-02
    days on market $535,000 Active 5 DOM
13. 2026-06-01
    days on market $535,000 Active 4 DOM
14. 2026-05-31
    days on market $535,000 Active 3 DOM
15. 2026-05-28
    listed $535,000 Active
16. 2018-06-26
    soldstatus $315,000 Closed 508-char remark

    Show marketing remark (508 chars)

    This home comes furnished with stainless steel appliances in the kitchen to complement the granite countertops, breakfast bar/island combo and stained cabinets. The home is filled with natural light beams throughout. Inside the master suite, there is a separate exit to the brick paved patio, a huge walk-in closet and an ensuite master bathroom with a walk-in shower, dual sinks, and a private toilet area. Easy access to AZ-202. Home comes with a 30-day satisfaction guarantee. Terms and conditions apply.

17. 2018-06-25
    soldstatus $315,000
18. 2018-05-19
    status Pending 508-char remark

    Show marketing remark (508 chars)

    This home comes furnished with stainless steel appliances in the kitchen to complement the granite countertops, breakfast bar/island combo and stained cabinets. The home is filled with natural light beams throughout. Inside the master suite, there is a separate exit to the brick paved patio, a huge walk-in closet and an ensuite master bathroom with a walk-in shower, dual sinks, and a private toilet area. Easy access to AZ-202. Home comes with a 30-day satisfaction guarantee. Terms and conditions apply.

19. 2018-05-04
    price $315,000 508-char remark

    Show marketing remark (508 chars)

    This home comes furnished with stainless steel appliances in the kitchen to complement the granite countertops, breakfast bar/island combo and stained cabinets. The home is filled with natural light beams throughout. Inside the master suite, there is a separate exit to the brick paved patio, a huge walk-in closet and an ensuite master bathroom with a walk-in shower, dual sinks, and a private toilet area. Easy access to AZ-202. Home comes with a 30-day satisfaction guarantee. Terms and conditions apply.

20. 2018-04-13
    price $316,000 508-char remark

    Show marketing remark (508 chars)

    This home comes furnished with stainless steel appliances in the kitchen to complement the granite countertops, breakfast bar/island combo and stained cabinets. The home is filled with natural light beams throughout. Inside the master suite, there is a separate exit to the brick paved patio, a huge walk-in closet and an ensuite master bathroom with a walk-in shower, dual sinks, and a private toilet area. Easy access to AZ-202. Home comes with a 30-day satisfaction guarantee. Terms and conditions apply.

21. 2018-03-19
    listed $317,000 Active 508-char remark

    Show marketing remark (508 chars)

    This home comes furnished with stainless steel appliances in the kitchen to complement the granite countertops, breakfast bar/island combo and stained cabinets. The home is filled with natural light beams throughout. Inside the master suite, there is a separate exit to the brick paved patio, a huge walk-in closet and an ensuite master bathroom with a walk-in shower, dual sinks, and a private toilet area. Easy access to AZ-202. Home comes with a 30-day satisfaction guarantee. Terms and conditions apply.

22. 2018-02-05
    historical
23. 2018-01-31
    price $299,000
24. 2018-01-02
    price $303,000
25. 2017-10-26
    listed $310,000 Active
26. 2017-07-25
    historical
27. 2017-06-13
    price $308,000
28. 2017-05-04
    listed $318,000 Active

ⓘ 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: $1,911 · $159/mo
• Projected year-2 tax: $3,531 · $294/mo
• Expected delta: +$1,620/yr (+$135/mo · 84.8%)

ⓘ 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 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: $34,369
• − Mortgage interest: −$29,968
• − Property taxes: −$1,911
• − Insurance: −$2,675
• − Repairs & maintenance: −$2,750
• − Management: −$2,750
• − HOA: −$1,620
• − Depreciation: −$15,564
• Taxable loss: −$22,868
• Est. tax savings @ 24.0%: +$5,488
• After-tax cash flow: $-7,233/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

+68.2% since first listed

14 events — show timeline

• 2026-05-28 Listed $535,000 ARMLS
• 2018-06-26 Sold (MLS) $315,000 ARMLS
• 2018-06-25 Sold (Public Records) $315,000 Public Records
• 2018-05-19 Pending — ARMLS
• 2018-05-04 Price Changed $315,000 ARMLS
• 2018-04-13 Price Changed $316,000 ARMLS
• 2018-03-19 Listed $317,000 ARMLS
• 2018-02-05 Listing Removed — ARMLS
• 2018-01-31 Price Changed $299,000 ARMLS
• 2018-01-02 Price Changed $303,000 ARMLS
• 2017-10-26 Listed $310,000 ARMLS
• 2017-07-25 Listing Removed — ARMLS
• 2017-06-13 Price Changed $308,000 ARMLS
• 2017-05-04 Listed $318,000 ARMLS

Property tax history

+10.6%/yr

Latest (2025): $1,911 · -6.2% YoY. Source: county tax records.