1462 E Torrey Pines Ln · Chandler, AZ 85249

$335,000

2 bd · 3.0 ba · 1,086 sqft · SingleFamily public records · 10 Days on market

Built 2000 4,750 sqft lot Est $317k · 6% over $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 +12.2/30.0
• ARV discount +5.0/15.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Springfield, a guard-gated 55+ adult golf community in 85249! The community has a lot to offer including a restaurant, golf course, clubhouse with two pools, a hot tub, tennis and pickleball courts, fitness center, activity rooms, billiard room, library & more! This sought after ''retreat'' floorplan, features 2 bedrooms & 2 bathrooms, an open living space, vaulted ceilings, open kitchen, & an indoor laundry room. The primary suite has a large walk-in closet, dual vanity sinks & is split from the secondary bedroom & bathroom. Enjoy the beautiful AZ weather under the covered patio in the private backyard. This home is turn-key, well maintained and ready for a new owner. A percentage of the owner's residence in the community can be 40+ years old.

Key facts

• 4,750 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Enter at visitors guard gate off of McQueen
• HOA & community: Homeowners association with semi-annual fee for grounds maintenance; Community amenities include pool, golf, pickleball courts, community spa (heated), fitness center, and biking/walking paths

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2-car garage with direct access and garage door opener
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Stucco and painted wood frame construction
• Exterior features: Desert front and back landscaping; Gravel/stone front and back; Block fencing; Tile roof

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Pantry
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: High-speed internet; Double vanity; Eat-in kitchen; Pantry; Master bedroom with 3/4 bath

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-69 ($-833/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (19.1% below list).
• Recommended offer: $271k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $50k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $271,132 (19.1% 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. 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: 0.81% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $317,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1435 E Augusta Ave	0.07mi	2/2.0	1,086 (0%)	0mo	$320,000	$295	93
1482 E Torrey Pines Ln	0.02mi	2/2.0	1,060 (-2%)	2mo	$327,000	$308	89
1440 E La Costa Dr	0.23mi	2/2.0	1,100 (+1%)	1mo	$327,500	$298	82
1362 E Cherry Hills Dr	0.10mi	2/2.0	1,186 (+9%)	1mo	$320,000	$270	75
1581 E Augusta Ave	0.17mi	2/2.0	1,175 (+8%)	1mo	$325,000	$277	74
6050 S Windstream Pl	0.13mi	2/2.0	1,199 (+10%)	0mo	$349,990	$292	72
1521 E Buena Vista Dr	0.50mi	2/2.0	1,065 (-2%)	2mo	$345,000	$324	68
1460 E Doral Dr	0.37mi	2/2.0	1,170 (+8%)	1mo	$329,500	$282	65
1972 E Doral Dr	0.62mi	2/2.0	1,029 (-5%)	1mo	$316,000	$307	58
1822 E Riviera Dr	0.48mi	2/2.0	974 (-10%)	1mo	$260,000	$267	55
6541 S Cypress Point Dr	0.54mi	2/2.0	974 (-10%)	1mo	$279,000	$286	53
1518 E Spyglass Dr	0.44mi	1/2.0 (-1)	1,195 (+10%)	1mo	$325,000	$272	53

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-58,589
• Equity at exit: $49,950

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-56,240
• Equity at exit: $28,965

Cash invested: $93,800 (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 85249

• Home prices YoY: -13.6%
• Rents YoY: 3.0%
• Active inventory: 298
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,711 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$107 /mo · $1,284/yr
• Insurance: −$140
• HOA: −$208
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-69

Break-even live

Break-even rent $2,799

Max offer price $322,745

Occupancy floor 98%

Sensitivity live

Price	-10% $120	-5% $25	+0% $-69	+5% $-164	+10% $-259
Rent	-10% $-284	-5% $-176	+0% $-69	+5% $38	+10% $145
Rate	-1.0pp $99	-0.5pp $16	base $-69	+0.5pp $-156	+1.0pp $-244

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.01mi
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	0.32mi
6242 S Cypress Point Dr Chandler, AZ	2.0	2.0	921	$1,700	$1.85	20d	1	0.34mi
6481 S Windstream Pl Chandler, AZ	2.0	2.0	1258	$3,500	$2.78	0d	1	0.34mi
1864 E Augusta Ave Chandler, AZ	2.0	2.0	930	$1,750	$1.88	5d	1	0.43mi
1830 E Westchester Dr Chandler, AZ	2.0	2.0	1017	$1,800	$1.77	26d	1	0.68mi
1830 E Westchester Dr Chandler, AZ	2.0	2.0	1017	$1,800	$1.77	45d	1	0.69mi
6761 S Oakmont Dr Chandler, AZ	2.0	2.0	1469	$2,200	$1.50	22d	1	0.76mi
6973 S Oakmont Dr Chandler, AZ	2.0	2.0	1467	$2,500	$1.70	45d	1	0.96mi
6450 S Nash Way Chandler, AZ	2.0	2.0	1240	$2,300	$1.85	17d	1	1.13mi

HOA detail

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

Listing history 9 events

1. 2026-06-21
   days on market $335,000 Active 10 DOM
2. 2026-06-18
   days on market $335,000 Active 7 DOM
3. 2026-06-17
   days on market $335,000 Active 6 DOM
4. 2026-06-16
   days on market $335,000 Active 5 DOM
5. 2026-06-15
   days on market $335,000 Active 4 DOM
6. 2026-06-13
   days on market $335,000 Active 2 DOM
7. 2026-06-13
   status $335,000 Active 1 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $335,000 Coming Soon 1 DOM

ⓘ 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: $1,284 · $107/mo
• Projected year-2 tax: $2,211 · $184/mo
• Expected delta: +$928/yr (+$77/mo · 72.3%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 12% 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: $32,536
• − Mortgage interest: −$18,765
• − Property taxes: −$1,284
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,603
• − Management: −$2,603
• − HOA: −$2,496
• − Depreciation: −$9,745
• Taxable loss: −$6,635
• Est. tax savings @ 24.0%: +$1,592
• After-tax cash flow: $760/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

+160.1% since first listed

19 events — show timeline

• 2026-06-09 Coming Soon $335,000 ARMLS
• 2024-02-05 Sold (Public Records) $359,000 Public Records
• 2024-02-05 Sold (MLS) $359,000 ARMLS
• 2023-12-20 Contingent — ARMLS
• 2023-11-17 Price Changed $349,000 ARMLS
• 2023-10-26 Price Changed $369,000 ARMLS
• 2023-10-02 Listed $385,000 ARMLS
• 2021-11-30 Sold (Public Records) $340,000 Public Records
• 2021-11-30 Sold (MLS) $340,000 ARMLS
• 2021-11-27 Pending — ARMLS
• 2021-11-27 Listed $339,000 ARMLS
• 2021-11-26 Sold (MLS) $340,000 ARMLS
• 2021-10-29 Pending — ARMLS
• 2021-10-07 Price Changed $339,000 ARMLS
• 2021-09-28 Listed $325,000 ARMLS
• 2021-09-13 Pending — ARMLS
• 2021-09-13 Listing Removed — ARMLS
• 2021-08-25 Listed $325,000 ARMLS
• 2000-09-05 Sold (Public Records) $128,799 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,284 · +1.3% YoY. Source: county tax records.