7171 S Sinova Ct · Gilbert, AZ 85298

$499,900

4 bd · 3.0 ba · 1,832 sqft · SingleFamily public records · 18 Days on market

Built 2010 7,449 sqft lot Est $539k · 7% under $103/mo HOA · 3% 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 +10.7/15.0
• Appreciation +9.2/10.0
• Cash flow +7.1/30.0
• Schools +4.8/10.0
• Livability +4.4/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +1.2/10.0

Listing remarks

Opportunity knocks in Seville! Priced Below Market Value for a Quick Cash As-Is Sale This 4-bedroom, 2-bathroom home features a desirable split floor plan, granite countertops, and a spacious layout ready for its next owner. The kitchen opens to the main living areas, creating a functional space for everyday living and entertaining. Step outside to a generously sized backyard complete with a sparkling pool and plenty of room to relax, play, or create your dream outdoor retreat. The split-bedroom design offers privacy for the primary suite while keeping the secondary bedrooms separate. Priced to sell and offering an incredible value in one of Gilbert's most sought-after communities, this hom

Key facts

• Highly rated schools
• Split floor plan
• Granite countertops

Tags

• SPLIT FLOOR PLAN
• GRANITE COUNTERTOPS
• SPACIOUS LAYOUT
• GENEROUSLY SIZED BACKYARD
• PRIMARY SUITE PRIVACY
• HIGHLY RATED SCHOOLS

Property features AI

Finance

• Financial info: Conventional financing available
• HOA & community: Homeowner association with semi-annual fee; Association fee includes grounds maintenance; Community amenities: golf, community media room, tennis courts, playground, biking/walking paths, fitness center

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; RV gate; 2-car garage
• Utilities: City water; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Stucco and painted wood frame construction; Tile roof
• Exterior features: Private pool; Desert front and back landscaping; Block fencing

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Kitchen island; Pantry; Breakfast bar
• Bedrooms: Up to 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air; Programmable thermostat
• Interior features: Granite counters; Double vanity; Eat-in kitchen; Breakfast bar; Kitchen island; Pantry; Separate shower and tub
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-703 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $376k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $308k (38.3% below list).
• Recommended offer: $308k (38.3% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.2% in Gilbert — 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 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.
• 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: Riggs Elementary (math 56% / reading 63%, grade B-, #148 of 1,109 statewide, top 15%, 833 students, 12% FRL); Arizona College Prep Middle School (math 88% / reading 87%, grade A+, #1 of 218 statewide, top 0%, 744 students, 4% FRL); Dr. Camille Casteel High School (math 45% / reading 53%, grade D, #43 of 381 statewide, top 11%, 3,140 students, 12% FRL) — zoned schools average 9% FRL vs 25% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 65% at this address vs 53% district-wide (+12 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 fast (+4.3%/yr); 340 active listings in the ZIP; 27 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

• In year one you build about $45k of equity ($3k loan paydown + $42k 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 ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.

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 $308,450 (38.3% 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: 0.62% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.02%
• DSCR: 0.73
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $538,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3504 E Ravenswood Dr	0.16mi	3/2.0 (-1)	1,777 (-3%)	2mo	$575,000	$324	77
3554 E Ravenswood Dr	0.23mi	3/2.0 (-1)	1,777 (-3%)	1mo	$571,500	$322	75
3499 E Lafayette Ave	0.19mi	3/2.0 (-1)	1,750 (-4%)	1mo	$515,000	$294	74
3541 E Ravenswood Dr	0.21mi	3/2.0 (-1)	1,777 (-3%)	4mo	$535,000	$301	73
7137 S Fawn Ave	0.26mi	4/2.5	2,039 (+11%)	4mo	$590,000	$289	64
6710 S Seton Ave	0.61mi	3/2.0 (-1)	1,750 (-4%)	2mo	$499,900	$286	54
6746 S Goldfinch Dr	0.54mi	3/2.0 (-1)	1,750 (-4%)	7mo	$575,000	$329	53
17244 E Chestnut Dr	0.71mi	3/2.0 (-1)	1,914 (+4%)	6mo	$785,000	$410	45
3006 E Muirfield St	0.60mi	4/2.0	2,081 (+14%)	1mo	$500,000	$240	45
3295 E Castanets Dr	0.64mi	4/2.0	2,064 (+13%)	4mo	$560,000	$271	42
7048 S View Ln	0.52mi	3/2.0 (-1)	2,064 (+13%)	5mo	$585,000	$283	41
3266 E Sports Dr	0.71mi	3/2.5 (-1)	1,675 (-9%)	6mo	$430,000	$257	41

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: 16.6%
• Equity multiple: 2.26×
• Total profit: $176,810
• Equity at exit: $392,196

10-year hold

• IRR: 16.2%
• Equity multiple: 4.97×
• Total profit: $555,658
• Equity at exit: $790,648

Cash invested: $139,972 (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: 13.5×

Monthly cashflow live

• Estimated rent: $3,084 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$207 /mo · $2,480/yr
• Insurance: −$208
• HOA: −$103
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $-703

Break-even live

Break-even rent $3,974

Max offer price $375,764

Occupancy floor —

Sensitivity live

Price	-10% $-420	-5% $-561	+0% $-703	+5% $-844	+10% $-986
Rent	-10% $-946	-5% $-825	+0% $-703	+5% $-581	+10% $-459
Rate	-1.0pp $-451	-0.5pp $-576	base $-703	+0.5pp $-832	+1.0pp $-964

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3560 E Merlot St Gilbert, AZ	3.0	2.0	1777	$4,750	$2.67	45d	1	0.26mi
3147 E Vallejo Dr Gilbert, AZ	3.0	2.0	2171	$2,350	$1.08	18d	1	0.35mi
3068 E Ravenswood Dr Gilbert, AZ	4.0	2.0	1815	$2,550	$1.40	14d	1	0.37mi
3068 E Ravenswood Dr Gilbert, AZ	4.0	2.0	1815	$2,550	$1.40	1d	1	0.37mi
3443 E Riopelle Ave Gilbert, AZ	3.0	2.0	1284	$2,350	$1.83	45d	1	0.45mi
6943 S View Ln Gilbert, AZ	4.0	3.0	2586	$2,445	$0.95	7d	1	0.61mi
6770 S Tucana Ln Gilbert, AZ	3.0	2.0	2070	$4,500	$2.17	26d	1	0.68mi
3067 E Palmdale Ln Gilbert, AZ	3.0	2.0	1675	$2,300	$1.37	17d	1	0.79mi
2723 E Mews Rd Gilbert, AZ	3.0	2.0	1759	$2,395	$1.36	4d	1	0.87mi
2723 E Mews Rd Gilbert, AZ	3.0	2.0	1759	$2,495	$1.42	20d	1	0.87mi
3725 E Meadowview Dr Gilbert, AZ	3.0	2.0	1404	$2,750	$1.96	26d	1	0.90mi
3570 E Meadowview Dr Gilbert, AZ	4.0	3.0	2536	$3,200	$1.26	4d	1	0.91mi
2971 E Ridgewood Ln Gilbert, AZ	3.0	2.0	1675	$2,380	$1.42	45d	1	0.92mi
4155 E Clubview Dr Gilbert, AZ	4.0	2.0	2064	$2,600	$1.26	6d	1	1.03mi
3808 E Flower Ct Gilbert, AZ	3.0	2.5	1628	$2,095	$1.29	7d	1	1.13mi
3329 E Powell Ct Gilbert, AZ	3.0	2.0	1486	$2,345	$1.58	17d	1	1.17mi
3462 E Powell Way Gilbert, AZ	3.0	2.0	1665	$2,295	$1.38	26d	1	1.20mi
6334 S Blake St Gilbert, AZ	3.0	2.0	1421	$2,100	$1.48	45d	1	1.22mi
6851 S Birdie Way Gilbert, AZ	4.0	3.0	2591	$2,995	$1.16	7d	1	1.24mi
3868 E Palmer St Gilbert, AZ	3.0	2.5	1899	$2,000	$1.05	45d	1	1.24mi
6659 S Cartier Dr Gilbert, AZ	3.0	2.0	1665	$2,300	$1.38	20d	1	1.29mi
6687 S Classic Way Gilbert, AZ	3.0	2.0	2173	$4,300	$1.98	3d	1	1.33mi
3486 E Anika Ct Gilbert, AZ	4.0	2.0	1749	$2,600	$1.49	45d	1	1.41mi
2965 E Blue Ridge Way Gilbert, AZ	4.0	2.0	1651	$2,400	$1.45	1d	1	1.43mi
2304 E Kelly Dr Gilbert, AZ	4.0	2.0	1797	$2,400	$1.34	1d	1	1.48mi
2304 E Kelly Dr Gilbert, AZ	4.0	2.0	1797	$2,400	$1.34	14d	1	1.48mi
2927 E Mead Dr Gilbert, AZ	4.0	2.0	1651	$2,250	$1.36	20d	1	1.48mi

HOA detail

• Monthly dues: $103 · $1,236/yr
• Likely covers: pool

Listing history 12 events

1. 2026-06-21
   days on market $499,900 Active 18 DOM
2. 2026-06-18
   days on market $499,900 Active 15 DOM
3. 2026-06-17
   days on market $499,900 Active 14 DOM
4. 2026-06-16
   days on market $499,900 Active 13 DOM
5. 2026-06-15
   days on market $499,900 Active 12 DOM
6. 2026-06-13
   days on market $499,900 Active 10 DOM
7. 2026-06-13
   days on market $499,900 Active 9 DOM
8. 2026-06-09
   days on market $499,900 Active 6 DOM
9. 2026-06-08
   days on market $499,900 Active 5 DOM
10. 2026-06-07
    days on market $499,900 Active 4 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $499,900 Active 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: $2,480 · $207/mo
• Projected year-2 tax: $3,299 · $275/mo
• Expected delta: +$820/yr (+$68/mo · 33.1%)

ⓘ 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 6/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,014
• − Mortgage interest: −$28,002
• − Property taxes: −$2,480
• − Insurance: −$2,500
• − Repairs & maintenance: −$2,961
• − Management: −$2,961
• − HOA: −$1,236
• − Depreciation: −$14,543
• Taxable loss: −$17,668
• Est. tax savings @ 24.0%: +$4,240
• After-tax cash flow: $-4,192/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 — 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

1 event — show timeline

• 2026-06-03 Listed $499,900 ARMLS

Property tax history

+8.3%/yr

Latest (2025): $2,480 · +1.0% YoY. Source: county tax records.