3771 E Hazeltine Way · Chandler, AZ 85249

$385,000

2 bd · 3.0 ba · 1,158 sqft · SingleFamily public records · 116 Days on market

Built 2005 4,464 sqft lot $332/sqft · 5% below area Est $406k · 5% under $174/mo HOA · 6% 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 +10.7/30.0
• ARV discount +9.8/15.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• DSCR +3.1/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single story GEM in the heart of the Solera Springfield Lakes adult community. Features include: 9+ ceiling in great room, tiled entry, extended covered patio in the south facing backyard & low maintenance landscaping. Neutral paint in this 2 bed/2 bath popular split floorplan features easy living. A great lock & leave for the seasonal owner. OR...perfect for a full time resident. Community has public golf course, lakes, rec center, walking paths and more. Welcome Home!

Key facts

• Public golf course
• Walking paths
• 4,464 sq ft lot

Tags

• EXTENDED COVERED PATIO
• LOW MAINTENANCE LANDSCAPING
• PUBLIC GOLF COURSE
• WALKING PATHS

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $352k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (23.8% below list).
• Recommended offer: $293k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Zoned schools: Knox Gifted Academy (math 90% / reading 97%, grade A+, #1 of 1,109 statewide, top 0%, 672 students, 6% FRL); Willie & Coy Payne Jr. High (math 47% / reading 53%, grade C, #26 of 218 statewide, top 12%, 1,143 students, 11% 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 8% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $3k of loan paydown is wiped out by about $12k 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 116 days — a 9% lower offer ($350k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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.

Risks & watch-outs

• Climate carrying-cost: major 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 $293,346 (23.8% 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 116 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.76% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 10.9

CMA / ARV

• ARV (median comp): $405,889
• List price: $385,000
• Delta: -5.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3590 E Gleneagle Pl	0.14mi	2/2.0	1,149 (-1%)	3mo	$409,900	$357	85
3649 E Hazeltine Way	0.11mi	2/2.0	1,158 (0%)	8mo	$373,500	$323	84
3739 E Hazeltine Way	0.03mi	2/2.0	1,200 (+4%)	6mo	$375,000	$313	83
3688 E Peach Tree Dr	0.16mi	2/2.0	1,158 (0%)	19mo	$375,000	$324	72
3959 E LA Costa Dr	0.50mi	2/2.0	1,158 (0%)	1mo	$419,000	$362	72
3529 E Hazeltine Way	0.19mi	2/2.0	1,149 (-1%)	18mo	$385,500	$336	70
6634 S Pinnacle Ct	0.31mi	2/2.0	1,158 (0%)	15mo	$435,000	$376	69
6954 S Whetstone Pl	0.30mi	2/2.0	1,158 (0%)	17mo	$410,000	$354	68
3450 E Firestone Dr	0.27mi	2/2.0	1,158 (0%)	19mo	$410,000	$354	68
6317 S Pinaleno Pl	0.66mi	2/2.0	1,158 (0%)	1mo	$367,000	$317	64
3920 E Runaway Bay Pl	0.62mi	2/2.0	1,158 (0%)	4mo	$390,000	$337	64
3056 E Palm Beach Dr	0.59mi	2/2.0	1,149 (-1%)	11mo	$384,500	$335	58

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: -19.7%
• Equity multiple: 0.31×
• Total profit: $-74,069
• Equity at exit: $57,405

10-year hold

• IRR: -12.4%
• Equity multiple: 0.26×
• Total profit: $-79,272
• Equity at exit: $33,288

Cash invested: $107,800 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,933 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$149 /mo · $1,787/yr
• Insurance: −$160
• HOA: −$174
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $-185

Break-even live

Break-even rent $3,168

Max offer price $352,334

Occupancy floor —

Sensitivity live

Price	-10% $33	-5% $-76	+0% $-185	+5% $-294	+10% $-403
Rent	-10% $-417	-5% $-301	+0% $-185	+5% $-69	+10% $47
Rate	-1.0pp $9	-0.5pp $-87	base $-185	+0.5pp $-285	+1.0pp $-386

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6457 S Pinaleno Pl Chandler, AZ	2.0	2.0	1149	$2,500	$2.18	45d	1	0.53mi
3352 E Cherry Hills Pl Chandler, AZ	2.0	2.0	1344	$3,500	$2.60	3d	1	0.83mi
4133 E Cherry Hills Dr Chandler, AZ	3.0	2.0	1374	$2,600	$1.89	20d	1	0.84mi
6075 S Gilbert Rd Chandler, AZ	1.0–2.0	1.0–2.0	837	$2,295	$2.74	0d	10	0.98mi
6450 S Nash Way Chandler, AZ	2.0	2.0	1240	$2,300	$1.85	16d	1	1.21mi
5900 S Gilbert Rd Chandler, AZ	3.0	2.0	1500	$6,800	$4.53	0d	1	1.25mi

HOA detail

• Monthly dues: $174 · $2,088/yr
• Likely covers: landscaping

Listing history 23 events

1. 2026-06-10
   days on market $385,000 Active 116 DOM
2. 2026-06-07
   days on market $385,000 Active 115 DOM
3. 2026-06-04
   days on market $385,000 Active 112 DOM
4. 2026-06-03
   days on market $385,000 Active 111 DOM
5. 2026-06-02
   days on market $385,000 Active 110 DOM
6. 2026-06-01
   days on market $385,000 Active 109 DOM
7. 2026-05-31
   days on market $385,000 Active 108 DOM
8. 2026-02-12
   listed $385,000 Active 485-char remark

   Show marketing remark (485 chars)

   Single story GEM in the heart of the Solera Springfield Lakes adult community. Features include: 9+ ceiling in great room, tiled entry, extended covered patio in the south facing backyard & low maintenance landscaping. Neutral paint in this 2 bed/2 bath popular split floorplan features easy living. A great lock & leave for the seasonal owner. OR...perfect for a full time resident. Community has public golf course, lakes, rec center, walking paths and more. Welcome Home!

9. 2025-12-09
   historical
10. 2025-06-25
    price $409,000
11. 2025-03-25
    price $414,000
12. 2024-09-30
    listed $419,000 Active
13. 2024-04-22
    soldstatus $370,000 Closed
14. 2024-04-22
    soldstatus $370,000
15. 2024-04-10
    status Pending
16. 2024-02-09
    price $399,000
17. 2024-01-17
    price $404,000
18. 2024-01-02
    listed $415,000 Active
19. 2015-05-07
    soldstatus $185,000 Closed
20. 2015-05-07
    soldstatus $185,000
21. 2015-04-21
    status Pending
22. 2015-03-29
    historical Under Contract Accepting Backups
23. 2015-01-20
    listed $189,900 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: $1,787 · $149/mo
• Projected year-2 tax: $2,541 · $212/mo
• Expected delta: +$754/yr (+$63/mo · 42.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 19 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: $35,202
• − Mortgage interest: −$21,566
• − Property taxes: −$1,787
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,816
• − Management: −$2,816
• − HOA: −$2,088
• − Depreciation: −$11,200
• Taxable loss: −$8,997
• Est. tax savings @ 24.0%: +$2,159
• After-tax cash flow: $-60/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

+102.7% since first listed

16 events — show timeline

• 2026-02-12 Listed $385,000 ARMLS
• 2025-12-09 Listing Removed — ARMLS
• 2025-06-25 Price Changed $409,000 ARMLS
• 2025-03-25 Price Changed $414,000 ARMLS
• 2024-09-30 Listed $419,000 ARMLS
• 2024-04-22 Sold (Public Records) $370,000 Public Records
• 2024-04-22 Sold (MLS) $370,000 ARMLS
• 2024-04-10 Pending — ARMLS
• 2024-02-09 Price Changed $399,000 ARMLS
• 2024-01-17 Price Changed $404,000 ARMLS
• 2024-01-02 Listed $415,000 ARMLS
• 2015-05-07 Sold (Public Records) $185,000 Public Records
• 2015-05-07 Sold (MLS) $185,000 ARMLS
• 2015-04-21 Pending — ARMLS
• 2015-03-29 Contingent — ARMLS
• 2015-01-20 Listed $189,900 ARMLS

Property tax history

+2.6%/yr

Latest (2025): $1,787 · +1.4% YoY. Source: county tax records.