1475 E Riviera Dr · Chandler, AZ 85249

$335,000

2 bd · 3.0 ba · 1,072 sqft · SingleFamily public records · 205 Days on market

Built 1997 4,504 sqft lot $312/sqft · at area comps Est $350k · at est. $178/mo HOA · 7% 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 +11.0/30.0
• ARV discount +9.4/15.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• DSCR +3.2/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2 bed, 2 bath home with a 2-car garage in desirable Springfield, a gated 55+ golf community. This well-designed split floor plan features tile flooring throughout, a bright kitchen open to a spacious living area. Enjoy a large, inviting front patio perfect for morning coffee, plus a covered back patio that opens to a peaceful walking path. Low-maintenance living in a friendly, amenity-rich neighborhood—ready for you to move in and enjoy! New roof October 2025

Key facts

• 4,504 sq ft lot
• 2 garage spots
• Community pool

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 $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (22.4% below list).
• Recommended offer: $260k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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

• It's been on market 205 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $226k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $259,866 (22.4% 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 205 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 10.7

CMA / ARV

• ARV (median comp): $350,122
• List price: $335,000
• Delta: -4.32%
• 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
1440 E La Costa Dr	0.12mi	2/2.0	1,100 (+3%)	1mo	$327,500	$298	85
1460 E Doral Dr	0.02mi	2/2.0	1,170 (+9%)	1mo	$329,500	$282	79
1435 E Augusta Ave	0.42mi	2/2.0	1,086 (+1%)	0mo	$320,000	$295	74
1518 E Spyglass Dr	0.11mi	1/2.0 (-1)	1,195 (+12%)	1mo	$325,000	$272	66
1972 E Doral Dr	0.49mi	2/2.0	1,029 (-4%)	1mo	$316,000	$307	66
6541 S Cypress Point Dr	0.35mi	2/2.0	974 (-9%)	1mo	$279,000	$286	64
1822 E Riviera Dr	0.35mi	2/2.0	974 (-9%)	1mo	$260,000	$267	64
1362 E Cherry Hills Dr	0.33mi	2/2.0	1,186 (+11%)	1mo	$320,000	$270	62
1941 E Kerby Farms Rd	0.56mi	2/2.0	1,017 (-5%)	1mo	$294,500	$290	61
1701 E Kerby Farms Rd E	0.49mi	2/2.0	985 (-8%)	1mo	$280,000	$284	59
1581 E Augusta Ave	0.45mi	2/2.0	1,175 (+10%)	1mo	$325,000	$277	58
6050 S Windstream Pl	0.43mi	2/2.0	1,199 (+12%)	0mo	$349,990	$292	56

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: -19.3%
• Equity multiple: 0.33×
• Total profit: $-63,306
• Equity at exit: $49,950

10-year hold

• IRR: -11.9%
• Equity multiple: 0.29×
• Total profit: $-66,468
• 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: 10.7×

Monthly cashflow live

• Estimated rent: $2,599 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$122 /mo · $1,461/yr
• Insurance: −$140
• HOA: −$178
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-143

Break-even live

Break-even rent $2,780

Max offer price $309,709

Occupancy floor —

Sensitivity live

Price	-10% $46	-5% $-48	+0% $-143	+5% $-238	+10% $-333
Rent	-10% $-348	-5% $-246	+0% $-143	+5% $-41	+10% $62
Rate	-1.0pp $26	-0.5pp $-58	base $-143	+0.5pp $-230	+1.0pp $-318

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
6481 S Windstream Pl Chandler, AZ	2.0	2.0	1258	$3,500	$2.78	0d	1	0.12mi
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	0.25mi
1452 E Torrey Pines Ln Chandler, AZ	2.0	2.0	1199	$3,900	$3.25	22d	1	0.36mi
6242 S Cypress Point Dr Chandler, AZ	2.0	2.0	921	$1,700	$1.85	20d	1	0.45mi
1830 E Westchester Dr Chandler, AZ	2.0	2.0	1017	$1,800	$1.77	26d	1	0.46mi
1830 E Westchester Dr Chandler, AZ	2.0	2.0	1017	$1,800	$1.77	45d	1	0.46mi
6761 S Oakmont Dr Chandler, AZ	2.0	2.0	1469	$2,200	$1.50	21d	1	0.56mi
1864 E Augusta Ave Chandler, AZ	2.0	2.0	930	$1,750	$1.88	5d	1	0.62mi
6973 S Oakmont Dr Chandler, AZ	2.0	2.0	1467	$2,500	$1.70	45d	1	0.70mi
6450 S Nash Way Chandler, AZ	2.0	2.0	1240	$2,300	$1.85	16d	1	1.09mi

HOA detail

• Monthly dues: $178 · $2,136/yr
• Likely covers: security

Listing history 26 events

1. 2026-06-21
   days on market $335,000 Active 205 DOM
2. 2026-06-18
   days on market $335,000 Active 202 DOM
3. 2026-06-17
   days on market $335,000 Active 201 DOM
4. 2026-06-16
   days on market $335,000 Active 200 DOM
5. 2026-06-15
   days on market $335,000 Active 199 DOM
6. 2026-06-13
   days on market $335,000 Active 197 DOM
7. 2026-06-13
   days on market $335,000 Active 196 DOM
8. 2026-06-09
   days on market $335,000 Active 193 DOM
9. 2026-06-08
   days on market $335,000 Active 192 DOM
10. 2026-06-07
    days on market $335,000 Active 191 DOM
11. 2026-06-04
    days on market $335,000 Active 188 DOM
12. 2026-06-03
    days on market $335,000 Active 187 DOM
13. 2026-06-02
    days on market $335,000 Active 186 DOM
14. 2026-06-01
    days on market $335,000 Active 185 DOM
15. 2026-05-31
    days on market $335,000 Active 184 DOM
16. 2026-05-11
    price $335,000 479-char remark

    Show marketing remark (479 chars)

    Beautiful 2 bed, 2 bath home with a 2-car garage in desirable Springfield, a gated 55+ golf community. This well-designed split floor plan features tile flooring throughout, a bright kitchen open to a spacious living area. Enjoy a large, inviting front patio perfect for morning coffee, plus a covered back patio that opens to a peaceful walking path. Low-maintenance living in a friendly, amenity-rich neighborhood—ready for you to move in and enjoy! New roof October 2025

17. 2026-02-04
    price $340,000 479-char remark

    Show marketing remark (479 chars)

    Beautiful 2 bed, 2 bath home with a 2-car garage in desirable Springfield, a gated 55+ golf community. This well-designed split floor plan features tile flooring throughout, a bright kitchen open to a spacious living area. Enjoy a large, inviting front patio perfect for morning coffee, plus a covered back patio that opens to a peaceful walking path. Low-maintenance living in a friendly, amenity-rich neighborhood—ready for you to move in and enjoy! New roof October 2025

18. 2025-11-28
    listed $360,000 Active 479-char remark

    Show marketing remark (479 chars)

    Beautiful 2 bed, 2 bath home with a 2-car garage in desirable Springfield, a gated 55+ golf community. This well-designed split floor plan features tile flooring throughout, a bright kitchen open to a spacious living area. Enjoy a large, inviting front patio perfect for morning coffee, plus a covered back patio that opens to a peaceful walking path. Low-maintenance living in a friendly, amenity-rich neighborhood—ready for you to move in and enjoy! New roof October 2025

19. 2018-11-30
    soldstatus $226,500 Closed 796-char remark

    Show marketing remark (796 chars)

    Move-in Ready single level 2 bedroom, 2 bathroom property in Springfield Golf Resort! This amazing active adult community features an 18 hole executive golf course, clubhouse with a fitness center, two outdoor pools, hobby rooms, library and movie theater! Don't miss the tennis courts, bocce ball, horseshoes, shuffleboard and a basketball court! Very nice layout with great room and kitchen sharing space making for a great open feel! 2017 New tile throughout the entire property for LOW Maintenance care and durability with new interior paint! Expansive tiled front patio/courtyard and large extended covered and tiled back patio! These patios are custom and add a great outdoor living element to the property! Newer Trane HVAC in 2009! All this property needs is you! Professionally cleaned.

20. 2018-11-30
    soldstatus $226,500

    Show marketing remark (796 chars)

    Move-in Ready single level 2 bedroom, 2 bathroom property in Springfield Golf Resort! This amazing active adult community features an 18 hole executive golf course, clubhouse with a fitness center, two outdoor pools, hobby rooms, library and movie theater! Don't miss the tennis courts, bocce ball, horseshoes, shuffleboard and a basketball court! Very nice layout with great room and kitchen sharing space making for a great open feel! 2017 New tile throughout the entire property for LOW Maintenance care and durability with new interior paint! Expansive tiled front patio/courtyard and large extended covered and tiled back patio! These patios are custom and add a great outdoor living element to the property! Newer Trane HVAC in 2009! All this property needs is you! Professionally cleaned.

21. 2018-11-07
    historical Under Contract Accepting Backups 796-char remark

    Show marketing remark (796 chars)

    Move-in Ready single level 2 bedroom, 2 bathroom property in Springfield Golf Resort! This amazing active adult community features an 18 hole executive golf course, clubhouse with a fitness center, two outdoor pools, hobby rooms, library and movie theater! Don't miss the tennis courts, bocce ball, horseshoes, shuffleboard and a basketball court! Very nice layout with great room and kitchen sharing space making for a great open feel! 2017 New tile throughout the entire property for LOW Maintenance care and durability with new interior paint! Expansive tiled front patio/courtyard and large extended covered and tiled back patio! These patios are custom and add a great outdoor living element to the property! Newer Trane HVAC in 2009! All this property needs is you! Professionally cleaned.

22. 2018-11-02
    listed $229,000 Active 796-char remark

    Show marketing remark (796 chars)

    Move-in Ready single level 2 bedroom, 2 bathroom property in Springfield Golf Resort! This amazing active adult community features an 18 hole executive golf course, clubhouse with a fitness center, two outdoor pools, hobby rooms, library and movie theater! Don't miss the tennis courts, bocce ball, horseshoes, shuffleboard and a basketball court! Very nice layout with great room and kitchen sharing space making for a great open feel! 2017 New tile throughout the entire property for LOW Maintenance care and durability with new interior paint! Expansive tiled front patio/courtyard and large extended covered and tiled back patio! These patios are custom and add a great outdoor living element to the property! Newer Trane HVAC in 2009! All this property needs is you! Professionally cleaned.

23. 2017-05-30
    soldstatus $203,000 Closed
24. 2017-05-30
    soldstatus $203,000
25. 2017-05-09
    historical Under Contract Accepting Backups
26. 2017-05-08
    listed $204,900 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: $1,461 · $122/mo
• Projected year-2 tax: $2,211 · $184/mo
• Expected delta: +$750/yr (+$62/mo · 51.3%)

ⓘ 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 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: $31,184
• − Mortgage interest: −$18,765
• − Property taxes: −$1,461
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,495
• − Management: −$2,495
• − HOA: −$2,136
• − Depreciation: −$9,745
• Taxable loss: −$7,588
• Est. tax savings @ 24.0%: +$1,821
• After-tax cash flow: $103/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

+63.5% since first listed

11 events — show timeline

• 2026-05-11 Price Changed $335,000 ARMLS
• 2026-02-04 Price Changed $340,000 ARMLS
• 2025-11-28 Listed $360,000 ARMLS
• 2018-11-30 Sold (Public Records) $226,500 Public Records
• 2018-11-30 Sold (MLS) $226,500 ARMLS
• 2018-11-07 Contingent — ARMLS
• 2018-11-02 Listed $229,000 ARMLS
• 2017-05-30 Sold (Public Records) $203,000 Public Records
• 2017-05-30 Sold (MLS) $203,000 ARMLS
• 2017-05-09 Contingent — ARMLS
• 2017-05-08 Listed $204,900 ARMLS

Property tax history

+2.3%/yr

Latest (2025): $1,461 · +1.6% YoY. Source: county tax records.