25424 S Montana Ave · Sun Lakes, AZ 85248

$224,999

3 bd · 2.0 ba · 1,392 sqft · Manufactured public records · 246 Days on market

Built 1977 6,904 sqft lot $162/sqft · 9% below area Est $248k · 9% under $153/mo HOA · 6% of rent ↓ 59% since listing

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Why this score? — see what drove the C+ 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 +24.3/30.0
• ARV discount +11.7/15.0
• DSCR +7.8/10.0
• 1% rule +6.1/10.0
• Schools +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to go, this one is for you! Many updates including a new roof and electric panel. Washer, dryer AND fridge included. Covered parking on the north side with easy access to the storage area. South facing side patio and sun room. Primary and guest bedrooms are split with the common area separating them. Check out all the amenities available within the community.

Key facts

• Covered parking
• Community amenities
• Sun room

Tags

• NEW ROOF
• ELECTRIC PANEL
• COVERED PARKING
• SOUTH FACING SIDE PATIO
• SUN ROOM
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.8% in Sun Lakes — 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 62/100 on livability (#135 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing B+; Watch: health & safety C-, schools 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.
• Market conditions: Rents rising (+1.4%/yr); 346 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 32% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 246 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $60k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $124k; list at $225k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.11% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.61%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (median comp): $248,450
• List price: $224,999
• Delta: -9.44%
• 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
8943 E Ohio Ave	0.16mi	3/2.0	1,362 (-2%)	2mo	$307,250	$226	87
8925 E Utah Ave	0.07mi	2/2.0 (-1)	1,441 (+4%)	3mo	$217,500	$151	84
25635 S Country Club Dr	0.43mi	2/2.0 (-1)	1,368 (-2%)	2mo	$203,777	$149	70
25847 S Montana Ave	0.19mi	2/2.0 (-1)	1,248 (-10%)	3mo	$260,000	$208	66
9034 E Citrus Ln N	0.48mi	2/2.0 (-1)	1,354 (-3%)	3mo	$223,400	$165	66
9039 E Fairway Blvd	0.31mi	2/2.0 (-1)	1,522 (+9%)	0mo	$235,000	$154	65
25839 S Illinois Ave	0.20mi	2/2.0 (-1)	1,248 (-10%)	4mo	$160,000	$128	65
8957 E Sun Lakes Blvd	0.48mi	2/2.0 (-1)	1,418 (+2%)	7mo	$180,000	$127	63
9005 E Citrus Ln S	0.66mi	3/2.0	1,440 (+3%)	7mo	$230,000	$160	58
9015 E Citrus Ln S	0.68mi	2/2.0 (-1)	1,430 (+3%)	2mo	$249,000	$174	57
9038 E Citrus Ln N	0.47mi	2/2.0 (-1)	1,560 (+12%)	4mo	$235,000	$151	50
8929 E Sun Lakes Blvd S	0.69mi	2/2.0 (-1)	1,272 (-9%)	4mo	$250,000	$197	44

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 · 1.4% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.82×
• Total profit: $-11,603
• Equity at exit: $33,548

10-year hold

• IRR: 2.7%
• Equity multiple: 1.18×
• Total profit: $11,339
• Equity at exit: $19,454

Cash invested: $63,000 (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 85248

• Home prices YoY: -23.0%
• Rents YoY: 1.4%
• Active inventory: 346
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,491 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$94
• HOA: −$153
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $452

Break-even live

Break-even rent $1,919

Max offer price $224,999

Occupancy floor 77%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8934 E Minnesota Ave Sun Lakes, AZ	2.0	2.0	970	$1,950	$2.01	5d	1	0.16mi
8931 E Copper Valley Ln Sun Lakes, AZ	2.0	2.0	1012	$1,650	$1.63	44d	1	0.19mi
25424 S Wyoming Ave Sun Lakes, AZ	2.0	2.0	1600	$1,795	$1.12	18d	1	0.27mi
9107 E Fairway Blvd Sun Lakes, AZ	2.0	2.0	1313	$3,900	$2.97	1d	1	0.36mi
9111 E Olive Ln N Sun Lakes, AZ	2.0	2.0	1251	$1,200	$0.96	24d	1	0.48mi
9348 E Sun Lakes Blvd N Sun Lakes, AZ	2.0	2.0	1480	$2,000	$1.35	15d	1	0.62mi
9334 E Sun Lakes Blvd N Sun Lakes, AZ	2.0	2.0	1236	$2,000	$1.62	4d	1	0.66mi
25231 S Papago Pl Sun Lakes, AZ	2.0	2.0	1750	$4,000	$2.29	44d	1	0.70mi
9022 E Citrus Ln S Sun Lakes, AZ	2.0	2.0	1162	$1,750	$1.51	18d	1	0.71mi
9438 E Michigan Ave Sun Lakes, AZ	3.0	2.0	1658	$4,000	$2.41	5d	1	0.77mi
9119 E Citrus Ln S Sun Lakes, AZ	3.0	2.0	1440	$1,400	$0.97	13d	1	0.84mi
9554 E Fairway Blvd Sun Lakes, AZ	2.0	2.0	1348	$2,100	$1.56	24d	1	1.00mi
9635 E Palomino Pl Sun Lakes, AZ	2.0	3.0	1792	$1,850	$1.03	24d	1	1.04mi
9222 E Crystal Dr Sun Lakes, AZ	2.0	2.0	1841	$2,200	$1.20	5d	1	1.06mi
9647 E Palomino Pl Sun Lakes, AZ	2.0	2.0	1384	$1,900	$1.37	24d	1	1.07mi
26618 S Maricopa Pl Sun Lakes, AZ	3.0	2.0	1596	$1,800	$1.13	24d	1	1.12mi
9635 E Rocky Lake Dr Sun Lakes, AZ	2.0	2.0	1575	$2,500	$1.59	44d	1	1.13mi
9714 E Sherwood Way Sun Lakes, AZ	2.0	2.0	1823	$4,000	$2.19	1d	1	1.14mi
25246 S Glenburn Dr Sun Lakes, AZ	2.0	2.0	1384	$3,000	$2.17	5d	1	1.14mi
25246 S Glenburn Dr Sun Lakes, AZ	2.0	2.0	1384	$3,200	$2.31	11d	1	1.14mi
23614 S Desert Moon Ct Sun Lakes, AZ	2.0	2.0	1676	$2,395	$1.43	44d	1	1.17mi
9746 E Coopers Hawk Dr Sun Lakes, AZ	2.0	2.0	1566	$4,500	$2.87	24d	1	1.19mi
9746 E Coopers Hawk Dr Unit 1546352P Sun Lakes, AZ	2.0	2.0	1560	$3,066	$1.97	13d	1	1.19mi
9559 E Sunburst Dr Sun Lakes, AZ	2.0	2.0	1706	$3,750	$2.20	24d	1	1.22mi
9517 E Navajo Pl Sun Lakes, AZ	2.0	2.0	1324	$1,975	$1.49	44d	1	1.25mi
25115 S Golfview Dr Sun Lakes, AZ	2.0	2.0	1790	$3,500	$1.96	24d	1	1.32mi
25111 S Golfview Dr Sun Lakes, AZ	2.0	2.0	1790	$4,200	$2.35	24d	1	1.32mi
23833 S Pleasant Way Sun Lakes, AZ	2.0	2.0	1572	$2,500	$1.59	24d	1	1.40mi
23812 S Pleasant Way Sun Lakes, AZ	2.0	2.0	1508	$2,500	$1.66	24d	1	1.42mi

HOA detail

• Monthly dues: $153 · $1,836/yr
• Likely covers: electric

Listing history 39 events

1. 2026-06-18
   days on market $224,999 Active 246 DOM
2. 2026-06-17
   days on market $224,999 Active 245 DOM
3. 2026-06-16
   days on market $224,999 Active 244 DOM
4. 2026-06-15
   days on market $224,999 Active 243 DOM
5. 2026-06-13
   days on market $224,999 Active 241 DOM
6. 2026-06-13
   days on market $224,999 Active 240 DOM
7. 2026-06-09
   days on market $224,999 Active 237 DOM
8. 2026-06-08
   days on market $224,999 Active 236 DOM
9. 2026-06-07
   days on market $224,999 Active 235 DOM
10. 2026-06-04
    statusdays on market $224,999 Active 232 DOM
11. 2026-06-03
    days on market $224,999 Under Contract Accepting Backups 231 DOM
12. 2026-06-02
    days on market $224,999 Under Contract Accepting Backups 230 DOM
13. 2026-06-01
    days on market $224,999 Under Contract Accepting Backups 229 DOM
14. 2026-05-31
    days on market $224,999 Under Contract Accepting Backups 228 DOM
15. 2026-05-19
    historical Under Contract Accepting Backups 367-char remark

    Show marketing remark (367 chars)

    Ready to go, this one is for you! Many updates including a new roof and electric panel. Washer, dryer AND fridge included. Covered parking on the north side with easy access to the storage area. South facing side patio and sun room. Primary and guest bedrooms are split with the common area separating them. Check out all the amenities available within the community.

16. 2026-05-02
    price $224,999 367-char remark

    Show marketing remark (367 chars)

    Ready to go, this one is for you! Many updates including a new roof and electric panel. Washer, dryer AND fridge included. Covered parking on the north side with easy access to the storage area. South facing side patio and sun room. Primary and guest bedrooms are split with the common area separating them. Check out all the amenities available within the community.

17. 2026-03-25
    price $234,444 367-char remark

    Show marketing remark (367 chars)

    Ready to go, this one is for you! Many updates including a new roof and electric panel. Washer, dryer AND fridge included. Covered parking on the north side with easy access to the storage area. South facing side patio and sun room. Primary and guest bedrooms are split with the common area separating them. Check out all the amenities available within the community.

18. 2026-01-21
    price $244,444 367-char remark

    Show marketing remark (367 chars)

    Ready to go, this one is for you! Many updates including a new roof and electric panel. Washer, dryer AND fridge included. Covered parking on the north side with easy access to the storage area. South facing side patio and sun room. Primary and guest bedrooms are split with the common area separating them. Check out all the amenities available within the community.

19. 2025-12-08
    price $255,555 367-char remark

    Show marketing remark (367 chars)

    Ready to go, this one is for you! Many updates including a new roof and electric panel. Washer, dryer AND fridge included. Covered parking on the north side with easy access to the storage area. South facing side patio and sun room. Primary and guest bedrooms are split with the common area separating them. Check out all the amenities available within the community.

20. 2025-11-26
    price $260,000 367-char remark

    Show marketing remark (367 chars)

    Ready to go, this one is for you! Many updates including a new roof and electric panel. Washer, dryer AND fridge included. Covered parking on the north side with easy access to the storage area. South facing side patio and sun room. Primary and guest bedrooms are split with the common area separating them. Check out all the amenities available within the community.

21. 2025-11-08
    price $265,000 367-char remark

    Show marketing remark (367 chars)

    Ready to go, this one is for you! Many updates including a new roof and electric panel. Washer, dryer AND fridge included. Covered parking on the north side with easy access to the storage area. South facing side patio and sun room. Primary and guest bedrooms are split with the common area separating them. Check out all the amenities available within the community.

22. 2025-10-29
    price $279,000 367-char remark

    Show marketing remark (367 chars)

    Ready to go, this one is for you! Many updates including a new roof and electric panel. Washer, dryer AND fridge included. Covered parking on the north side with easy access to the storage area. South facing side patio and sun room. Primary and guest bedrooms are split with the common area separating them. Check out all the amenities available within the community.

23. 2025-10-15
    listed $285,000 Active 367-char remark

    Show marketing remark (367 chars)

    Ready to go, this one is for you! Many updates including a new roof and electric panel. Washer, dryer AND fridge included. Covered parking on the north side with easy access to the storage area. South facing side patio and sun room. Primary and guest bedrooms are split with the common area separating them. Check out all the amenities available within the community.

24. 2017-01-06
    soldstatus $124,000 Closed 711-char remark

    Show marketing remark (711 chars)

    Oh My! Don't Miss this! A 3 BEDROOM /2BATH Home for the price of many 2 bedroom homes! Freshly painted, NEW Carpet, NEW updated Laminate Flooring throughout, New Light Fixtures and Faucets, NEW AC in 2015, NEW Water Heater in 2015, Recoated Roof in 2015, NEW Blinds. Storage Shed/ Workshop area ( could possibly become a Golf Cart garage) Welcoming Kitchen with XL Pantry and even a ceiling fan in it. Delicious Citrus Trees. Easy-care maintenance Front & Backyard. Close to Golf Club, quiet street. Adult Community 40+. Super sharp home in one of thee very best Active Adult Communities in the Country! Don't miss the Photo Gallery. Hurry! ... come see for yourself and beat the Snowbird competition!

25. 2017-01-06
    soldstatus $124,000

    Show marketing remark (711 chars)

    Oh My! Don't Miss this! A 3 BEDROOM /2BATH Home for the price of many 2 bedroom homes! Freshly painted, NEW Carpet, NEW updated Laminate Flooring throughout, New Light Fixtures and Faucets, NEW AC in 2015, NEW Water Heater in 2015, Recoated Roof in 2015, NEW Blinds. Storage Shed/ Workshop area ( could possibly become a Golf Cart garage) Welcoming Kitchen with XL Pantry and even a ceiling fan in it. Delicious Citrus Trees. Easy-care maintenance Front & Backyard. Close to Golf Club, quiet street. Adult Community 40+. Super sharp home in one of thee very best Active Adult Communities in the Country! Don't miss the Photo Gallery. Hurry! ... come see for yourself and beat the Snowbird competition!

26. 2016-12-28
    status Pending 711-char remark

    Show marketing remark (711 chars)

    Oh My! Don't Miss this! A 3 BEDROOM /2BATH Home for the price of many 2 bedroom homes! Freshly painted, NEW Carpet, NEW updated Laminate Flooring throughout, New Light Fixtures and Faucets, NEW AC in 2015, NEW Water Heater in 2015, Recoated Roof in 2015, NEW Blinds. Storage Shed/ Workshop area ( could possibly become a Golf Cart garage) Welcoming Kitchen with XL Pantry and even a ceiling fan in it. Delicious Citrus Trees. Easy-care maintenance Front & Backyard. Close to Golf Club, quiet street. Adult Community 40+. Super sharp home in one of thee very best Active Adult Communities in the Country! Don't miss the Photo Gallery. Hurry! ... come see for yourself and beat the Snowbird competition!

27. 2016-12-04
    historical Under Contract Accepting Backups 711-char remark

    Show marketing remark (711 chars)

    Oh My! Don't Miss this! A 3 BEDROOM /2BATH Home for the price of many 2 bedroom homes! Freshly painted, NEW Carpet, NEW updated Laminate Flooring throughout, New Light Fixtures and Faucets, NEW AC in 2015, NEW Water Heater in 2015, Recoated Roof in 2015, NEW Blinds. Storage Shed/ Workshop area ( could possibly become a Golf Cart garage) Welcoming Kitchen with XL Pantry and even a ceiling fan in it. Delicious Citrus Trees. Easy-care maintenance Front & Backyard. Close to Golf Club, quiet street. Adult Community 40+. Super sharp home in one of thee very best Active Adult Communities in the Country! Don't miss the Photo Gallery. Hurry! ... come see for yourself and beat the Snowbird competition!

28. 2016-11-29
    status Active 711-char remark

    Show marketing remark (711 chars)

    Oh My! Don't Miss this! A 3 BEDROOM /2BATH Home for the price of many 2 bedroom homes! Freshly painted, NEW Carpet, NEW updated Laminate Flooring throughout, New Light Fixtures and Faucets, NEW AC in 2015, NEW Water Heater in 2015, Recoated Roof in 2015, NEW Blinds. Storage Shed/ Workshop area ( could possibly become a Golf Cart garage) Welcoming Kitchen with XL Pantry and even a ceiling fan in it. Delicious Citrus Trees. Easy-care maintenance Front & Backyard. Close to Golf Club, quiet street. Adult Community 40+. Super sharp home in one of thee very best Active Adult Communities in the Country! Don't miss the Photo Gallery. Hurry! ... come see for yourself and beat the Snowbird competition!

29. 2016-11-10
    historical 711-char remark

    Show marketing remark (711 chars)

    Oh My! Don't Miss this! A 3 BEDROOM /2BATH Home for the price of many 2 bedroom homes! Freshly painted, NEW Carpet, NEW updated Laminate Flooring throughout, New Light Fixtures and Faucets, NEW AC in 2015, NEW Water Heater in 2015, Recoated Roof in 2015, NEW Blinds. Storage Shed/ Workshop area ( could possibly become a Golf Cart garage) Welcoming Kitchen with XL Pantry and even a ceiling fan in it. Delicious Citrus Trees. Easy-care maintenance Front & Backyard. Close to Golf Club, quiet street. Adult Community 40+. Super sharp home in one of thee very best Active Adult Communities in the Country! Don't miss the Photo Gallery. Hurry! ... come see for yourself and beat the Snowbird competition!

30. 2016-11-03
    historical Under Contract Accepting Backups 711-char remark

    Show marketing remark (711 chars)

    Oh My! Don't Miss this! A 3 BEDROOM /2BATH Home for the price of many 2 bedroom homes! Freshly painted, NEW Carpet, NEW updated Laminate Flooring throughout, New Light Fixtures and Faucets, NEW AC in 2015, NEW Water Heater in 2015, Recoated Roof in 2015, NEW Blinds. Storage Shed/ Workshop area ( could possibly become a Golf Cart garage) Welcoming Kitchen with XL Pantry and even a ceiling fan in it. Delicious Citrus Trees. Easy-care maintenance Front & Backyard. Close to Golf Club, quiet street. Adult Community 40+. Super sharp home in one of thee very best Active Adult Communities in the Country! Don't miss the Photo Gallery. Hurry! ... come see for yourself and beat the Snowbird competition!

31. 2016-10-25
    status Active 711-char remark

    Show marketing remark (711 chars)

    Oh My! Don't Miss this! A 3 BEDROOM /2BATH Home for the price of many 2 bedroom homes! Freshly painted, NEW Carpet, NEW updated Laminate Flooring throughout, New Light Fixtures and Faucets, NEW AC in 2015, NEW Water Heater in 2015, Recoated Roof in 2015, NEW Blinds. Storage Shed/ Workshop area ( could possibly become a Golf Cart garage) Welcoming Kitchen with XL Pantry and even a ceiling fan in it. Delicious Citrus Trees. Easy-care maintenance Front & Backyard. Close to Golf Club, quiet street. Adult Community 40+. Super sharp home in one of thee very best Active Adult Communities in the Country! Don't miss the Photo Gallery. Hurry! ... come see for yourself and beat the Snowbird competition!

32. 2016-10-17
    historical Contract Contingent on Buyer Sale 711-char remark

    Show marketing remark (711 chars)

    Oh My! Don't Miss this! A 3 BEDROOM /2BATH Home for the price of many 2 bedroom homes! Freshly painted, NEW Carpet, NEW updated Laminate Flooring throughout, New Light Fixtures and Faucets, NEW AC in 2015, NEW Water Heater in 2015, Recoated Roof in 2015, NEW Blinds. Storage Shed/ Workshop area ( could possibly become a Golf Cart garage) Welcoming Kitchen with XL Pantry and even a ceiling fan in it. Delicious Citrus Trees. Easy-care maintenance Front & Backyard. Close to Golf Club, quiet street. Adult Community 40+. Super sharp home in one of thee very best Active Adult Communities in the Country! Don't miss the Photo Gallery. Hurry! ... come see for yourself and beat the Snowbird competition!

33. 2016-10-13
    listed $124,000 Active 711-char remark

    Show marketing remark (711 chars)

    Oh My! Don't Miss this! A 3 BEDROOM /2BATH Home for the price of many 2 bedroom homes! Freshly painted, NEW Carpet, NEW updated Laminate Flooring throughout, New Light Fixtures and Faucets, NEW AC in 2015, NEW Water Heater in 2015, Recoated Roof in 2015, NEW Blinds. Storage Shed/ Workshop area ( could possibly become a Golf Cart garage) Welcoming Kitchen with XL Pantry and even a ceiling fan in it. Delicious Citrus Trees. Easy-care maintenance Front & Backyard. Close to Golf Club, quiet street. Adult Community 40+. Super sharp home in one of thee very best Active Adult Communities in the Country! Don't miss the Photo Gallery. Hurry! ... come see for yourself and beat the Snowbird competition!

34. 2012-01-10
    historical
35. 2011-11-08
    listed $75,000 Active
36. 2009-08-17
    historical
37. 2009-05-19
    listed $149,900
38. 2005-12-30
    soldstatus $120,000
39. 1984-12-07
    soldstatus $545,340

ⓘ 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: $1,072 · $89/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$413/yr (+$34/mo · 38.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 4 d/yr ≥112°F today · 11 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: $29,895
• − Mortgage interest: −$12,603
• − Property taxes: −$1,072
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,392
• − Management: −$2,392
• − HOA: −$1,836
• − Depreciation: −$6,545
• Taxable income: $1,929
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $4,961/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 — Sun Lakes

• Score: 62/100
• State rank: #135
• US rank: #16572

Category grades

Amenities F Commute F Cost of living D Crime A+ Employment B- Housing B+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sun Lakes, AZ
• County: Maricopa County · 4,537,380 people
• City population: 37,461
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 37,095
• Household income: $94,495
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 1107.0

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 (70%)
• Race & ethnicity: White 70% Asian 13% Hispanic / Latino 8% Two or more races 7% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 3% Portuguese 3% Romanian 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 83% English-only · Spanish 4% Other Asian/Pacific 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: ▼ -79.23%
• Current HPI: 265.2743
• Rent YoY: ▲ 1.40%
• 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

-58.7% since first listed

25 events — show timeline

• 2026-05-19 Contingent — ARMLS
• 2026-05-02 Price Changed $224,999 ARMLS
• 2026-03-25 Price Changed $234,444 ARMLS
• 2026-01-21 Price Changed $244,444 ARMLS
• 2025-12-08 Price Changed $255,555 ARMLS
• 2025-11-26 Price Changed $260,000 ARMLS
• 2025-11-08 Price Changed $265,000 ARMLS
• 2025-10-29 Price Changed $279,000 ARMLS
• 2025-10-15 Listed $285,000 ARMLS
• 2017-01-06 Sold (Public Records) $124,000 Public Records
• 2017-01-06 Sold (MLS) $124,000 ARMLS
• 2016-12-28 Pending — ARMLS
• 2016-12-04 Contingent — ARMLS
• 2016-11-29 Relisted — ARMLS
• 2016-11-10 Listing Removed — ARMLS
• 2016-11-03 Contingent — ARMLS
• 2016-10-25 Relisted — ARMLS
• 2016-10-17 Contingent — ARMLS
• 2016-10-13 Listed $124,000 ARMLS
• 2012-01-10 Listing Removed — ARMLS
• 2011-11-08 Listed $75,000 ARMLS
• 2009-08-17 Listing Removed — ARMLS
• 2009-05-19 Listed $149,900 ARMLS
• 2005-12-30 Sold (Public Records) $120,000 Public Records
• 1984-12-07 Sold (Public Records) $545,340 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,072 · +1.8% YoY. Source: county tax records.