24211 S Starcrest Dr · Sun Lakes, AZ 85248

$425,000

3 bd · 3.0 ba · 1,810 sqft · SingleFamily public records · 293 Days on market

Built 1998 9,644 sqft lot $235/sqft · 22% below area Est $543k · 22% under $247/mo HOA · 8% of rent ↓ 14% since listing

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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 +15.0/15.0
• Cash flow +7.3/30.0
• Schools +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 3BR, 2BA Solano model on a corner lot on the community walking path in the amazing active adult community of Oakwood at Sun Lakes. Vaulted ceilings and lots of windows make this 1810sf gem feel much larger. Efficient kitchen with lots of cabinets, updated counters, raised breakfast bar, dining area, and SS appliances. Newer ceramic tile plank flooring in family room off the kitchen. Master suite with vaulted ceiling, updated tile walk-in shower and granite counters. Updated spare bath and large laundry room with plenty of room for crafts. Full covered patio with extended pergola for those evenings entertaining friends and family. AC 2014. Start enjoying the many amenities of IronOaks with 45 holes of golf, tennis, pickleball, pools, fitness, two great restaurants and countless clubs

Key facts

• 9,644 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-569 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (30.1% below list).
• Recommended offer: $297k (30.1% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.8% in Sun Lakes — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#135 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing B+; Watch: health & safety C-, schools 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 (+1.4%/yr); 346 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 38% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 293 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $297,130 (30.1% 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 293 days. Have you received any prior offers? Is the seller open to a 30% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.70% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.73%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $542,727
• List price: $425,000
• Delta: -21.69%
• 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
24722 S Mooncrest Dr	0.34mi	2/2.0 (-1)	1,841 (+2%)	1mo	$492,500	$268	71
9043 E Coopers Hawk Dr	0.54mi	2/2.0 (-1)	1,841 (+2%)	1mo	$420,000	$228	62
9031 E Coopers Hawk Dr	0.51mi	3/2.0	1,900 (+5%)	2mo	$625,000	$329	62
24126 S Lakeway Cir NE	0.55mi	2/2.0 (-1)	1,841 (+2%)	2mo	$480,000	$261	61
9038 E Nacoma Dr	0.45mi	3/3.0	2,028 (+12%)	1mo	$670,000	$330	58
25408 S Kansas Ave	0.73mi	3/2.0	1,861 (+3%)	1mo	$260,000	$140	56
9222 E Champagne Dr	0.45mi	3/3.0	2,043 (+13%)	2mo	$645,000	$316	56
9421 E Jadecrest Dr	0.69mi	3/2.0	1,882 (+4%)	1mo	$515,000	$274	56
9038 E Stoney Vista Dr	0.57mi	3/2.0	1,676 (-7%)	1mo	$640,000	$382	56
9429 E Desert Lake Dr	0.70mi	2/2.0 (-1)	1,859 (+3%)	2mo	$465,000	$250	53
24110 S Lakestar Dr	0.46mi	2/2.0 (-1)	1,997 (+10%)	2mo	$532,000	$266	51
24813 S Briarcrest Dr	0.42mi	2/2.0 (-1)	2,023 (+12%)	2mo	$450,000	$222	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 · 1.4% rent growth · sell at horizon

5-year hold

• IRR: -27.9%
• Equity multiple: 0.08×
• Total profit: $-109,756
• Equity at exit: $63,369

10-year hold

• IRR: -33.6%
• Equity multiple: -0.35×
• Total profit: $-160,782
• Equity at exit: $36,746

Cash invested: $119,000 (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 85248

• Home prices YoY: -23.0%
• Rents YoY: 1.4%
• Active inventory: 346
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,971 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$263 /mo · $3,157/yr
• Insurance: −$177
• HOA: −$247
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $-569

Break-even live

Break-even rent $3,691

Max offer price $324,564

Occupancy floor —

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24422 S Agate Dr Unit 1545880P Sun Lakes, AZ	3.0	3.0	2292	$3,160	$1.38	12d	1	0.13mi
9222 E Crystal Dr Sun Lakes, AZ	2.0	2.0	1841	$2,200	$1.20	4d	1	0.50mi
23614 S Desert Moon Ct Sun Lakes, AZ	2.0	2.0	1676	$2,395	$1.43	43d	1	0.60mi
25424 S Wyoming Ave Sun Lakes, AZ	2.0	2.0	1600	$1,795	$1.12	18d	1	0.65mi
9107 E Fairway Blvd Sun Lakes, AZ	2.0	2.0	1313	$3,900	$2.97	1d	1	0.79mi
9559 E Sunburst Dr Sun Lakes, AZ	2.0	2.0	1706	$3,750	$2.20	24d	1	0.84mi
25231 S Papago Pl Sun Lakes, AZ	2.0	2.0	1750	$4,000	$2.29	43d	1	0.88mi
9635 E Rocky Lake Dr Sun Lakes, AZ	2.0	2.0	1575	$2,500	$1.59	43d	1	0.90mi
9637 E Sundune Dr Sun Lakes, AZ	2.0	2.0	1920	$2,750	$1.43	24d	1	0.91mi
9438 E Michigan Ave Sun Lakes, AZ	3.0	2.0	1658	$4,000	$2.41	4d	1	0.94mi
9111 E Olive Ln N Sun Lakes, AZ	2.0	2.0	1251	$1,200	$0.96	24d	1	0.98mi
9348 E Sun Lakes Blvd N Sun Lakes, AZ	2.0	2.0	1480	$2,000	$1.35	14d	1	0.99mi
23812 S Pleasant Way Sun Lakes, AZ	2.0	2.0	1508	$2,500	$1.66	24d	1	0.99mi
23833 S Pleasant Way Sun Lakes, AZ	2.0	2.0	1572	$2,500	$1.59	24d	1	0.99mi
9334 E Sun Lakes Blvd N Sun Lakes, AZ	2.0	2.0	1236	$2,000	$1.62	4d	1	1.02mi
9757 E Tranquility Way Sun Lakes, AZ	2.0	2.0	1572	$3,000	$1.91	43d	1	1.11mi
9746 E Coopers Hawk Dr Sun Lakes, AZ	2.0	2.0	1566	$4,500	$2.87	24d	1	1.13mi
9746 E Coopers Hawk Dr Unit 1546352P Sun Lakes, AZ	2.0	2.0	1560	$3,066	$1.97	12d	1	1.13mi
25246 S Glenburn Dr Sun Lakes, AZ	2.0	2.0	1384	$3,200	$2.31	10d	1	1.21mi
25246 S Glenburn Dr Sun Lakes, AZ	2.0	2.0	1384	$3,000	$2.17	4d	1	1.21mi
9635 E Palomino Pl Sun Lakes, AZ	2.0	3.0	1792	$1,850	$1.03	24d	1	1.22mi
9647 E Palomino Pl Sun Lakes, AZ	2.0	2.0	1384	$1,900	$1.37	24d	1	1.25mi
25111 S Golfview Dr Sun Lakes, AZ	2.0	2.0	1790	$4,200	$2.35	24d	1	1.29mi
25115 S Golfview Dr Sun Lakes, AZ	2.0	2.0	1790	$3,500	$1.96	24d	1	1.29mi
9554 E Fairway Blvd Sun Lakes, AZ	2.0	2.0	1348	$2,100	$1.56	24d	1	1.35mi
9714 E Sherwood Way Sun Lakes, AZ	2.0	2.0	1823	$4,000	$2.19	1d	1	1.36mi
9119 E Citrus Ln S Sun Lakes, AZ	3.0	2.0	1440	$1,400	$0.97	12d	1	1.41mi
4683 S Oleander Dr Chandler, AZ	4.0	3.0	2524	$4,500	$1.78	24d	1	1.43mi
1471 W Bartlett Way Chandler, AZ	4.0	3.0	2524	$8,000	$3.17	24d	1	1.43mi
4663 S Oleander Dr Chandler, AZ	4.0	3.0	2524	$4,200	$1.66	43d	1	1.44mi
1913 W Grand Canyon Dr Chandler, AZ	3.0	2.0	1614	$2,500	$1.55	24d	1	1.46mi
1949 W Yellowstone Way Chandler, AZ	3.0	2.5	2604	$4,950	$1.90	43d	1	1.47mi
25642 S Brentwood Dr Sun Lakes, AZ	3.0	2.0	1887	$2,150	$1.14	2d	1	1.49mi

HOA detail

• Monthly dues: $247 · $2,964/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-18
   days on market $425,000 Active 293 DOM
2. 2026-06-17
   days on market $425,000 Active 292 DOM
3. 2026-06-16
   days on market $425,000 Active 291 DOM
4. 2026-06-15
   days on market $425,000 Active 290 DOM
5. 2026-06-13
   days on market $425,000 Active 288 DOM
6. 2026-06-13
   days on market $425,000 Active 287 DOM
7. 2026-06-10
   price $425,000 Active 284 DOM
8. 2026-06-09
   days on market $444,000 Active 284 DOM
9. 2026-06-08
   days on market $444,000 Active 283 DOM
10. 2026-06-07
    days on market $444,000 Active 282 DOM
11. 2026-06-04
    days on market $444,000 Active 279 DOM
12. 2026-06-03
    days on market $444,000 Active 278 DOM
13. 2026-06-02
    days on market $444,000 Active 277 DOM
14. 2026-06-01
    days on market $444,000 Active 276 DOM
15. 2026-06-01
    price $444,000 Active 275 DOM
16. 2026-05-31
    days on market $455,000 Active 275 DOM
17. 2026-04-17
    price $455,000 799-char remark

    Show marketing remark (799 chars)

    Great 3BR, 2BA Solano model on a corner lot on the community walking path in the amazing active adult community of Oakwood at Sun Lakes. Vaulted ceilings and lots of windows make this 1810sf gem feel much larger. Efficient kitchen with lots of cabinets, updated counters, raised breakfast bar, dining area, and SS appliances. Newer ceramic tile plank flooring in family room off the kitchen. Master suite with vaulted ceiling, updated tile walk-in shower and granite counters. Updated spare bath and large laundry room with plenty of room for crafts. Full covered patio with extended pergola for those evenings entertaining friends and family. AC 2014. Start enjoying the many amenities of IronOaks with 45 holes of golf, tennis, pickleball, pools, fitness, two great restaurants and countless clubs

18. 2026-03-09
    price $465,000 799-char remark

    Show marketing remark (799 chars)

    Great 3BR, 2BA Solano model on a corner lot on the community walking path in the amazing active adult community of Oakwood at Sun Lakes. Vaulted ceilings and lots of windows make this 1810sf gem feel much larger. Efficient kitchen with lots of cabinets, updated counters, raised breakfast bar, dining area, and SS appliances. Newer ceramic tile plank flooring in family room off the kitchen. Master suite with vaulted ceiling, updated tile walk-in shower and granite counters. Updated spare bath and large laundry room with plenty of room for crafts. Full covered patio with extended pergola for those evenings entertaining friends and family. AC 2014. Start enjoying the many amenities of IronOaks with 45 holes of golf, tennis, pickleball, pools, fitness, two great restaurants and countless clubs

19. 2026-01-25
    price $479,000 799-char remark

    Show marketing remark (799 chars)

    Great 3BR, 2BA Solano model on a corner lot on the community walking path in the amazing active adult community of Oakwood at Sun Lakes. Vaulted ceilings and lots of windows make this 1810sf gem feel much larger. Efficient kitchen with lots of cabinets, updated counters, raised breakfast bar, dining area, and SS appliances. Newer ceramic tile plank flooring in family room off the kitchen. Master suite with vaulted ceiling, updated tile walk-in shower and granite counters. Updated spare bath and large laundry room with plenty of room for crafts. Full covered patio with extended pergola for those evenings entertaining friends and family. AC 2014. Start enjoying the many amenities of IronOaks with 45 holes of golf, tennis, pickleball, pools, fitness, two great restaurants and countless clubs

20. 2025-12-30
    price $499,000 799-char remark

    Show marketing remark (799 chars)

    Great 3BR, 2BA Solano model on a corner lot on the community walking path in the amazing active adult community of Oakwood at Sun Lakes. Vaulted ceilings and lots of windows make this 1810sf gem feel much larger. Efficient kitchen with lots of cabinets, updated counters, raised breakfast bar, dining area, and SS appliances. Newer ceramic tile plank flooring in family room off the kitchen. Master suite with vaulted ceiling, updated tile walk-in shower and granite counters. Updated spare bath and large laundry room with plenty of room for crafts. Full covered patio with extended pergola for those evenings entertaining friends and family. AC 2014. Start enjoying the many amenities of IronOaks with 45 holes of golf, tennis, pickleball, pools, fitness, two great restaurants and countless clubs

21. 2025-11-03
    price $515,000 799-char remark

    Show marketing remark (799 chars)

    Great 3BR, 2BA Solano model on a corner lot on the community walking path in the amazing active adult community of Oakwood at Sun Lakes. Vaulted ceilings and lots of windows make this 1810sf gem feel much larger. Efficient kitchen with lots of cabinets, updated counters, raised breakfast bar, dining area, and SS appliances. Newer ceramic tile plank flooring in family room off the kitchen. Master suite with vaulted ceiling, updated tile walk-in shower and granite counters. Updated spare bath and large laundry room with plenty of room for crafts. Full covered patio with extended pergola for those evenings entertaining friends and family. AC 2014. Start enjoying the many amenities of IronOaks with 45 holes of golf, tennis, pickleball, pools, fitness, two great restaurants and countless clubs

22. 2025-08-29
    listed $529,000 Active 799-char remark

    Show marketing remark (799 chars)

    Great 3BR, 2BA Solano model on a corner lot on the community walking path in the amazing active adult community of Oakwood at Sun Lakes. Vaulted ceilings and lots of windows make this 1810sf gem feel much larger. Efficient kitchen with lots of cabinets, updated counters, raised breakfast bar, dining area, and SS appliances. Newer ceramic tile plank flooring in family room off the kitchen. Master suite with vaulted ceiling, updated tile walk-in shower and granite counters. Updated spare bath and large laundry room with plenty of room for crafts. Full covered patio with extended pergola for those evenings entertaining friends and family. AC 2014. Start enjoying the many amenities of IronOaks with 45 holes of golf, tennis, pickleball, pools, fitness, two great restaurants and countless clubs

ⓘ 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: $3,157 · $263/mo
• Projected year-2 tax: $3,157 · $263/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 16 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: $35,656
• − Mortgage interest: −$23,807
• − Property taxes: −$3,157
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,852
• − Management: −$2,852
• − HOA: −$2,964
• − Depreciation: −$12,364
• Taxable loss: −$14,465
• Est. tax savings @ 24.0%: +$3,472
• After-tax cash flow: $-3,351/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 — Sun Lakes

• Score: 62/100
• State rank: #135
• US rank: #16572

Category grades

Amenities F Commute F Cost of living D Crime A+ Employment B- Housing B+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sun Lakes, AZ
• County: Maricopa County · 4,537,380 people
• City population: 37,461
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 37,095
• Household income: $94,495
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 1107.0

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 (70%)
• Race & ethnicity: White 70% Asian 13% Hispanic / Latino 8% Two or more races 7% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 3% Portuguese 3% Romanian 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 83% English-only · Spanish 4% Other Asian/Pacific 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: ▼ -79.23%
• Current HPI: 265.2743
• Rent YoY: ▲ 1.40%
• 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

-14.0% since first listed

6 events — show timeline

• 2026-04-17 Price Changed $455,000 ARMLS
• 2026-03-09 Price Changed $465,000 ARMLS
• 2026-01-25 Price Changed $479,000 ARMLS
• 2025-12-30 Price Changed $499,000 ARMLS
• 2025-11-03 Price Changed $515,000 ARMLS
• 2025-08-29 Listed $529,000 ARMLS

Property tax history

+2.8%/yr

Latest (2025): $3,157 · +4.2% YoY. Source: county tax records.