3382 E Fandango Dr · Gilbert, AZ 85298

$649,990

3 bd · 4.0 ba · 2,540 sqft · SingleFamily public records · 54 Days on market

Built 2012 10,243 sqft lot $256/sqft · at area comps Est $676k · at est. $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 +9.2/15.0
• Appreciation +9.2/10.0
• Cash flow +5.1/30.0
• Schools +4.8/10.0
• Livability +4.4/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Located in the prestigious Seville Golf & Country Club this 3 bed, 3 bath home sits on a HUGE corner LOT and will not disappoint. Featuring low maintenance desert front and back landscaping, 3 car garage and RV gate perfect for storing all your toys. The home has an open kitchen that is equipped with upgraded stainless steel appliances, beautiful cabinetry, granite countertops, pantry, and a lovely island with breakfast bar. Inside the spacious master bedroom you will find a private exit, full bath, double sinks, separate tub, step-in shower, and a walk-in closet. This perfect backyard is comprised of a large extended covered patio, storage sheds and a beautifully paved sitting area great for entertaining. Don´t miss out on this AMAZING opportunity!

Key facts

• Near shopping
• Private backyard
• Near parks

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE BACKYARD
• NEAR PARKS
• NEAR SHOPPING
• TOP-RATED SCHOOLS

Property features AI

Finance

• Financial info: Current financing: Other
• HOA & community: Homeowners association with semi-annual fee of $618; Association fee covers other items (see remarks); Community amenities include playground and biking/walking path

Exterior

• Parking: 3 covered garage spaces; 3 open parking spaces; Garage with door opener
• Utilities: City water; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Stucco and wood frame construction; Painted exterior; Tile roof
• Exterior features: Corner lot; Gravel/stone front and back yards; Synthetic grass in back yard; Irrigation front and back; Block fencing

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Disposal; Reverse osmosis water filtration
• Bedrooms: 3 possible bedrooms (includes master downstairs)
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Ceiling heating; Central air conditioning; Ceiling fans
• Interior features: Granite counters; Eat-in kitchen; Kitchen island; Full bath in master bedroom; Dual-pane windows with vinyl frames

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $650k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $386k (40.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (51.0% below list).
• Recommended offer: $318k (51.0% below list) — sets the bar for 1% rule.

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); Dr. Camille Casteel High School (math 45% / reading 53%, grade D, #43 of 381 statewide, top 11%, 3,140 students, 12% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 329 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $59k of equity ($4k loan paydown + $54k 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 ~$94k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($630k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $389k; list at $650k implies a 67% gain — meaningful room to come down on a strong offer.

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 $318,306 (51.0% 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 54 days. Have you received any prior offers? Is the seller open to a 51% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.49% ✗
• Cap rate: 3.54%
• Cash-on-cash: -9.84%
• DSCR: 0.56
• GRM: 17.0

CMA / ARV

• ARV (median comp): $675,555
• List price: $649,990
• Delta: -3.78%
• 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
3274 E Isaiah Ct	0.13mi	4/3.0 (+1)	2,410 (-5%)	1mo	$710,000	$295	75
3915 E Meadowview Dr	0.73mi	3/3.0	2,540 (0%)	1mo	$879,900	$346	61
3700 E Vallejo Dr	0.47mi	4/3.0 (+1)	2,410 (-5%)	2mo	$600,000	$249	59
3412 E Ravenswood Dr	0.51mi	4/3.0 (+1)	2,410 (-5%)	2mo	$660,000	$274	57
7169 S Dodane Ct	0.56mi	4/3.0 (+1)	2,410 (-5%)	1mo	$520,000	$216	56
6435 S Blake Ct	0.75mi	4/3.0 (+1)	2,540 (0%)	1mo	$649,900	$256	55
6679 S Lyon Dr	0.46mi	4/4.0 (+1)	2,817 (+11%)	1mo	$990,000	$351	54
3032 E Turnberry Dr	0.49mi	4/2.0 (+1)	2,723 (+7%)	2mo	$600,000	$220	51
2882 E Citadel Ct	0.69mi	3/2.5	2,368 (-7%)	2mo	$649,000	$274	49
7020 S Banning St	0.53mi	4/2.0 (+1)	2,171 (-14%)	3mo	$620,000	$286	36
2970 E Andre Ave	0.62mi	4/2.0 (+1)	2,171 (-14%)	1mo	$470,000	$216	33
2813 E Muirfield St	0.73mi	4/2.5 (+1)	2,871 (+13%)	0mo	$720,000	$251	33

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: 13.8%
• Equity multiple: 2.05×
• Total profit: $191,833
• Equity at exit: $509,950

10-year hold

• IRR: 14.0%
• Equity multiple: 4.50×
• Total profit: $636,937
• Equity at exit: $1,028,033

Cash invested: $181,997 (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: 329
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $3,183 high
• Mortgage (P&I): −$3,409
• Tax from tax record: −$225 /mo · $2,703/yr
• Insurance: −$271
• HOA: −$103
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $-1,493

Break-even live

Break-even rent $5,073

Max offer price $386,238

Occupancy floor —

Sensitivity live

Price	-10% $-1,125	-5% $-1,309	+0% $-1,493	+5% $-1,677	+10% $-1,861
Rent	-10% $-1,745	-5% $-1,619	+0% $-1,493	+5% $-1,367	+10% $-1,242
Rate	-1.0pp $-1,166	-0.5pp $-1,328	base $-1,493	+0.5pp $-1,661	+1.0pp $-1,833

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: $162,498
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3570 E Meadowview Dr Gilbert, AZ	4.0	3.0	2536	$3,200	$1.26	3d	1	0.42mi
3147 E Vallejo Dr Gilbert, AZ	3.0	2.0	2171	$2,350	$1.08	17d	1	0.42mi
6770 S Tucana Ln Gilbert, AZ	3.0	2.0	2070	$4,500	$2.17	24d	1	0.47mi
3440 E Flower St Gilbert, AZ	4.0	2.5	2943	$2,800	$0.95	24d	1	0.47mi
3560 E Merlot St Gilbert, AZ	3.0	2.0	1777	$4,750	$2.67	44d	1	0.53mi
6943 S View Ln Gilbert, AZ	4.0	3.0	2586	$2,445	$0.95	5d	1	0.61mi
3068 E Ravenswood Dr Gilbert, AZ	4.0	2.0	1815	$2,550	$1.40	13d	1	0.63mi
3868 E Palmer St Gilbert, AZ	3.0	2.5	1899	$2,000	$1.05	44d	1	0.82mi
6686 S St Andrews Way Gilbert, AZ	2.0	2.5	1764	$5,100	$2.89	44d	1	0.97mi
4155 E Clubview Dr Gilbert, AZ	4.0	2.0	2064	$2,600	$1.26	5d	1	1.02mi
4176 E Clubview Dr Gilbert, AZ	4.0	2.0	2740	$6,500	$2.37	4d	1	1.05mi
4176 E Clubview Dr Gilbert, AZ	4.0	2.0	2740	$5,200	$1.90	5d	1	1.05mi
2751 E Mews Rd Gilbert, AZ	3.0	2.5	2658	$2,799	$1.05	1d	1	1.14mi
2723 E Mews Rd Gilbert, AZ	3.0	2.0	1759	$2,395	$1.36	3d	1	1.17mi
2723 E Mews Rd Gilbert, AZ	3.0	2.0	1759	$2,495	$1.42	19d	1	1.17mi
6687 S Classic Way Gilbert, AZ	3.0	2.0	2173	$4,300	$1.98	1d	1	1.19mi
6851 S Birdie Way Gilbert, AZ	4.0	3.0	2591	$2,995	$1.16	5d	1	1.19mi
2954 E Coconino Dr Gilbert, AZ	4.0	2.0	2180	$2,590	$1.19	3d	1	1.26mi
2983 E Ironside Ln Gilbert, AZ	3.0	2.0	2450	$2,450	$1.00	44d	1	1.26mi
2756 E Hickory St Gilbert, AZ	4.0	3.0	2873	$2,995	$1.04	22d	1	1.33mi
2756 E Hickory St Gilbert, AZ	4.0	2.5	2873	$2,995	$1.04	24d	1	1.33mi
2304 E Kelly Dr Gilbert, AZ	4.0	2.0	1797	$2,400	$1.34	13d	1	1.34mi
2303 E Citadel Dr Gilbert, AZ	4.0	3.0	2265	$2,750	$1.21	24d	1	1.37mi

HOA detail

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

Listing history 19 events

1. 2026-06-18
   days on market $649,990 Active 54 DOM
2. 2026-06-17
   days on market $649,990 Active 53 DOM
3. 2026-06-16
   days on market $649,990 Active 52 DOM
4. 2026-06-15
   days on market $649,990 Active 51 DOM
5. 2026-06-13
   days on market $649,990 Active 49 DOM
6. 2026-06-13
   days on market $649,990 Active 48 DOM
7. 2026-06-09
   days on market $649,990 Active 45 DOM
8. 2026-06-08
   days on market $649,990 Active 44 DOM
9. 2026-06-07
   days on market $649,990 Active 43 DOM
10. 2026-06-04
    days on market $649,990 Active 40 DOM
11. 2026-06-03
    days on market $649,990 Active 39 DOM
12. 2026-06-02
    days on market $649,990 Active 38 DOM
13. 2026-06-01
    days on market $649,990 Active 37 DOM
14. 2026-05-31
    days on market $649,990 Active 36 DOM
15. 2026-04-25
    listed $649,990 Active 645-char remark
16. 2018-07-09
    soldstatus $389,000 Closed 770-char remark

    Show marketing remark (770 chars)

    Located in the prestigious Seville Golf & Country Club this 3 bed, 3 bath home sits on a HUGE corner LOT and will not disappoint. Featuring low maintenance desert front and back landscaping, 3 car garage and RV gate perfect for storing all your toys. The home has an open kitchen that is equipped with upgraded stainless steel appliances, beautiful cabinetry, granite countertops, pantry, and a lovely island with breakfast bar. Inside the spacious master bedroom you will find a private exit, full bath, double sinks, separate tub, step-in shower, and a walk-in closet. This perfect backyard is comprised of a large extended covered patio, storage sheds and a beautifully paved sitting area great for entertaining. Don´t miss out on this AMAZING opportunity!

17. 2018-06-13
    historical Contract Contingent on Buyer Sale 770-char remark

    Show marketing remark (770 chars)

    Located in the prestigious Seville Golf & Country Club this 3 bed, 3 bath home sits on a HUGE corner LOT and will not disappoint. Featuring low maintenance desert front and back landscaping, 3 car garage and RV gate perfect for storing all your toys. The home has an open kitchen that is equipped with upgraded stainless steel appliances, beautiful cabinetry, granite countertops, pantry, and a lovely island with breakfast bar. Inside the spacious master bedroom you will find a private exit, full bath, double sinks, separate tub, step-in shower, and a walk-in closet. This perfect backyard is comprised of a large extended covered patio, storage sheds and a beautifully paved sitting area great for entertaining. Don´t miss out on this AMAZING opportunity!

18. 2018-06-08
    price $389,000 770-char remark

    Show marketing remark (770 chars)

    Located in the prestigious Seville Golf & Country Club this 3 bed, 3 bath home sits on a HUGE corner LOT and will not disappoint. Featuring low maintenance desert front and back landscaping, 3 car garage and RV gate perfect for storing all your toys. The home has an open kitchen that is equipped with upgraded stainless steel appliances, beautiful cabinetry, granite countertops, pantry, and a lovely island with breakfast bar. Inside the spacious master bedroom you will find a private exit, full bath, double sinks, separate tub, step-in shower, and a walk-in closet. This perfect backyard is comprised of a large extended covered patio, storage sheds and a beautifully paved sitting area great for entertaining. Don´t miss out on this AMAZING opportunity!

19. 2018-05-23
    listed $399,900 Active 770-char remark

    Show marketing remark (770 chars)

    Located in the prestigious Seville Golf & Country Club this 3 bed, 3 bath home sits on a HUGE corner LOT and will not disappoint. Featuring low maintenance desert front and back landscaping, 3 car garage and RV gate perfect for storing all your toys. The home has an open kitchen that is equipped with upgraded stainless steel appliances, beautiful cabinetry, granite countertops, pantry, and a lovely island with breakfast bar. Inside the spacious master bedroom you will find a private exit, full bath, double sinks, separate tub, step-in shower, and a walk-in closet. This perfect backyard is comprised of a large extended covered patio, storage sheds and a beautifully paved sitting area great for entertaining. Don´t miss out on this AMAZING opportunity!

ⓘ 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: $2,703 · $225/mo
• Projected year-2 tax: $4,290 · $357/mo
• Expected delta: +$1,587/yr (+$132/mo · 58.7%)

ⓘ 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: $38,197
• − Mortgage interest: −$36,410
• − Property taxes: −$2,703
• − Insurance: −$3,250
• − Repairs & maintenance: −$3,056
• − Management: −$3,056
• − HOA: −$1,236
• − Depreciation: −$18,909
• Taxable loss: −$30,422
• Est. tax savings @ 24.0%: +$7,301
• After-tax cash flow: $-10,615/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

+62.5% since first listed

5 events — show timeline

• 2026-04-25 Listed $649,990 ARMLS
• 2018-07-09 Sold (MLS) $389,000 ARMLS
• 2018-06-13 Contingent — ARMLS
• 2018-06-08 Price Changed $389,000 ARMLS
• 2018-05-23 Listed $399,900 ARMLS

Property tax history

+8.5%/yr

Latest (2025): $2,703 · +1.0% YoY. Source: county tax records.