6844 S Pinehurst Drive Dr · Gilbert, AZ 85298

$555,000

2 bd · 4.0 ba · 1,764 sqft · SingleFamily public records · 12 Days on market

Built 2004 7,080 sqft lot Est $534k · at est. $130/mo HOA · 4% 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).

• Appreciation +9.2/10.0
• Cash flow +6.6/30.0
• ARV discount +5.8/15.0
• Schools +4.8/10.0
• Livability +4.4/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.8/10.0

Listing remarks MLS

ENJOY LIVING IN THIS BEAUTIFUL HOME IN THE ENCLAVES AT SEVILLE! Exclusive gated community adjacent to the golf course and country club. Split floor plan with two master bedrooms plus den. Spacious living room. Highly upgraded eat-in kitchen features 42'' Oakcraft cabinets with built-in desk, slab granite counter tops, gas cook top, built-in oven & microwave, center island, pantry and gorgeous travertine flooring. Main master bath has custom stone shower, garden tub and dual sinks. Brand new plush carpet. Plantation shutters. Ceiling fans. Security system. Pebble tec pool with water feature. Dual back covered patios. Extended length garage with water softener, plumbed for sink and side exit door. Owner/Agent.

Key facts

• Newer ac
• Newer roof
• Seville community

Tags

• NEWER ROOF
• NEWER AC
• SEVILLE COMMUNITY

Property features AI

Finance

• HOA & community: Homeowners association with semi-annual fee; Association fee collected semi-annually; Community amenities: pool, golf, pickleball, lake, tennis courts, biking/walking paths, gated community

Exterior

• Parking: 2 covered garage spaces; 2 open parking spaces; Gated parking with garage door opener
• Security: Gated community
• 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: Private pool; Desert front and back landscaping; Automatic watering timers front and back; Irrigation front and back; Block fencing; Asphalt road access; Desert and golf course views

Interior

• Kitchen: Built-in microwave; Built-in gas oven; Dishwasher; Water purifier; Pantry; Eat-in kitchen with granite counters
• Bedrooms: Up to 3 bedrooms; Master bedroom located downstairs
• Flooring: Carpet; Laminate; Stone
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air; Ceiling fans
• Interior features: Granite counters; Eat-in kitchen; Pantry; Master suite on the main level; Two master bathrooms; Full bath in master bedroom; Separate shower and tub; Dual pane windows
• Laundry & utility: Washer/Dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/4.0-bath single-family listed at $555k.

Deal economics

• At list price, monthly cash flow is $-924 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $392k (29.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (41.6% below list).
• Recommended offer: $324k (41.6% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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); 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); 340 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $50k of equity ($4k loan paydown + $46k 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 ~$81k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y 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 $255k; list at $555k implies a 118% 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 $323,977 (41.6% 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: 0.58% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.14%
• DSCR: 0.68
• GRM: 14.3

CMA / ARV

• ARV (on-the-fly): $534,492
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6823 S Pinehurst Dr	0.05mi	2/2.5	1,764 (0%)	1mo	$485,000	$275	91
6762 S St Andrews Way	0.11mi	3/2.0 (+1)	1,764 (0%)	7mo	$535,000	$303	76
6774 S Pinehurst Dr	0.13mi	2/2.5	1,764 (0%)	14mo	$525,000	$298	76
6637 S Cartier Dr	0.31mi	3/2.0 (+1)	1,665 (-6%)	1mo	$515,000	$309	62
4185 E Killarney St	0.18mi	3/3.0 (+1)	2,020 (+14%)	6mo	$542,500	$269	53
7015 S Stadium Ct	0.50mi	3/2.0 (+1)	1,750 (-1%)	13mo	$602,000	$344	52
6497 S Twilight Ct	0.69mi	3/2.0 (+1)	1,752 (-1%)	13mo	$462,000	$264	43
6337 S Blake St	0.68mi	3/2.5 (+1)	1,899 (+8%)	2mo	$435,000	$229	42
7050 S Fawn Ave	0.74mi	3/2.0 (+1)	1,750 (-1%)	11mo	$550,000	$314	42
6508 S Twilight Ct	0.71mi	3/1.5 (+1)	1,693 (-4%)	7mo	$420,000	$248	40
25432 S Lemon Ave	0.74mi	2/2.0	2,001 (+13%)	0mo	$740,000	$370	35
18132 E Vencino St	0.67mi	3/2.0 (+1)	2,000 (+13%)	11mo	$950,000	$475	24

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: 15.8%
• Equity multiple: 2.20×
• Total profit: $186,859
• Equity at exit: $435,425

10-year hold

• IRR: 15.6%
• Equity multiple: 4.83×
• Total profit: $595,795
• Equity at exit: $877,795

Cash invested: $155,400 (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: 14.3×

Monthly cashflow live

• Estimated rent: $3,240 high
• Mortgage (P&I): −$2,910
• Tax from tax record: −$212 /mo · $2,546/yr
• Insurance: −$231
• HOA: −$130
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $-924

Break-even live

Break-even rent $4,410

Max offer price $391,693

Occupancy floor —

Sensitivity live

Price	-10% $-610	-5% $-767	+0% $-924	+5% $-1,082	+10% $-1,239
Rent	-10% $-1,180	-5% $-1,052	+0% $-924	+5% $-796	+10% $-669
Rate	-1.0pp $-645	-0.5pp $-783	base $-924	+0.5pp $-1,068	+1.0pp $-1,215

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: $138,750
• Closing costs: $16,650
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6686 S St Andrews Way Gilbert, AZ	2.0	2.5	1764	$5,100	$2.89	45d	1	0.19mi
6659 S Cartier Dr Gilbert, AZ	3.0	2.0	1665	$2,300	$1.38	19d	1	0.30mi
6687 S Classic Way Gilbert, AZ	3.0	2.0	2173	$4,300	$1.98	2d	1	0.32mi
3725 E Meadowview Dr Gilbert, AZ	3.0	2.0	1404	$2,750	$1.96	25d	1	0.61mi
6334 S Blake St Gilbert, AZ	3.0	2.0	1421	$2,100	$1.48	45d	1	0.68mi
3808 E Flower Ct Gilbert, AZ	3.0	2.5	1628	$2,095	$1.29	6d	1	0.69mi
3868 E Palmer St Gilbert, AZ	3.0	2.5	1899	$2,000	$1.05	45d	1	0.72mi
3560 E Merlot St Gilbert, AZ	3.0	2.0	1777	$4,750	$2.67	45d	1	0.75mi
3443 E Riopelle Ave Gilbert, AZ	3.0	2.0	1284	$2,350	$1.83	45d	1	0.83mi
3462 E Powell Way Gilbert, AZ	3.0	2.0	1665	$2,295	$1.38	25d	1	1.13mi
3147 E Vallejo Dr Gilbert, AZ	3.0	2.0	2171	$2,350	$1.08	18d	1	1.21mi
3329 E Powell Ct Gilbert, AZ	3.0	2.0	1486	$2,345	$1.58	16d	1	1.23mi
3067 E Palmdale Ln Gilbert, AZ	3.0	2.0	1675	$2,300	$1.37	16d	1	1.33mi
6770 S Tucana Ln Gilbert, AZ	3.0	2.0	2070	$4,500	$2.17	25d	1	1.39mi
2971 E Ridgewood Ln Gilbert, AZ	3.0	2.0	1675	$2,380	$1.42	45d	1	1.47mi

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: watergaspoolsecurity

Listing history 11 events

1. 2026-06-21
   days on market $555,000 Active 12 DOM
2. 2026-06-18
   remarks 695-char remark
3. 2026-06-18
   price $555,000 Active 9 DOM
4. 2026-06-18
   days on market $565,000 Active 9 DOM
5. 2026-06-17
   days on market $565,000 Active 8 DOM
6. 2026-06-16
   days on market $565,000 Active 7 DOM
7. 2026-06-15
   days on market $565,000 Active 6 DOM
8. 2026-06-13
   days on market $565,000 Active 4 DOM
9. 2026-06-13
   days on market $565,000 Active 3 DOM
10. 2026-06-10
    remarks 626-char remark
11. 2026-06-10
    listed $565,000 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: $2,546 · $212/mo
• Projected year-2 tax: $3,663 · $305/mo
• Expected delta: +$1,117/yr (+$93/mo · 43.9%)

ⓘ 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: $38,877
• − Mortgage interest: −$31,089
• − Property taxes: −$2,546
• − Insurance: −$2,775
• − Repairs & maintenance: −$3,110
• − Management: −$3,110
• − HOA: −$1,560
• − Depreciation: −$16,145
• Taxable loss: −$21,458
• Est. tax savings @ 24.0%: +$5,150
• After-tax cash flow: $-5,943/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

+151.1% since first listed

15 events — show timeline

• 2026-06-09 Listed $565,000 ARMLS
• 2024-04-25 Rental Removed $2,350 ARMLS
• 2024-04-23 Listed for Rent $2,350 ARMLS
• 2014-07-28 Sold (Public Records) $255,000 Public Records
• 2014-07-28 Sold (MLS) $255,000 ARMLS
• 2014-06-06 Price Changed $270,000 ARMLS
• 2014-06-06 Pending — ARMLS
• 2014-06-06 Contingent — ARMLS
• 2014-05-19 Price Changed $275,000 ARMLS
• 2014-05-09 Price Changed $279,000 ARMLS
• 2014-03-24 Listed $285,000 ARMLS
• 2008-10-20 Sold (Public Records) $185,000 Public Records
• 2008-09-26 Sold (MLS) $185,000 ARMLS
• 2008-09-26 Listing Removed — ARMLS
• 2008-08-22 Listed $225,000 ARMLS

Property tax history

+3.0%/yr

Latest (2025): $2,546 · +1.6% YoY. Source: county tax records.