15606 S Gilbert Rd #63 · Gilbert, AZ 85225

$66,000

2 bd · 2.0 ba · 1,024 sqft · Manufactured · 348 Days on market

Built 1995 Good condition 1,600 sqft lot $64/sqft · 24% above area Est $53k · 24% over ↓ 12% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Livability +4.4/5.0
• Condition / age +4.0/5.0
• Rent growth +2.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your next home in one of Chandler's most desirable 55+ communities! Perfectly located near top-notch shopping, dining, & entertainment, this beautifully maintained 2-bed, 2-bath single-wide mobile home offers the ideal blend of comfort & convenience. Step inside to a meticulously clean & lovingly cared-for interior, featuring an open layout & a bright, airy atmosphere. Equipped with a BRAND NEW A/C UNIT & fully upgraded just a few years ago, the home boasts modern finishes throughout—making it truly move-in ready. Enjoy access to excellent community amenities, including a sparkling pool & friendly neighbors that make this community feel like home. Whether you're looking to stay active or simply unwind in style, this location has it all. Own a clean, open & move -in ready Home.

Key facts

• Entertainment
• Top-notch shopping
• Open layout

Tags

• TOP-NOTCH SHOPPING
• DINING
• ENTERTAINMENT
• METICULOUSLY CLEAN
• OPEN LAYOUT
• BRIGHT AIRY ATMOSPHERE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $66k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).
• Recommended offer: $58k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.4% 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: schools A+, amenities A+, employment 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.
• Market conditions: Rents soft (-1.7%/yr); 182 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $456 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 348 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 348 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 3.00% ✓
• Cap rate: 26.39%
• Cash-on-cash: 71.79%
• DSCR: 4.19
• GRM: 2.8

CMA / ARV

• ARV (median comp): $53,413
• List price: $66,000
• Delta: 23.57%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15606 S Gilbert Rd #50	0.13mi	2/2.0	1,112 (+9%)	2mo	$90,000	$81	78
15802 S Gilbert Rd #74	0.08mi	2/2.0	896 (-12%)	20mo	$60,000	$67	59

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 68.0%
• Equity multiple: 3.92×
• Total profit: $53,954
• Equity at exit: $9,841

10-year hold

• IRR: 71.3%
• Equity multiple: 7.24×
• Total profit: $115,382
• Equity at exit: $5,706

Cash invested: $18,480 (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 85225

• Home prices YoY: -28.1%
• Rents YoY: -1.7%
• Active inventory: 182
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,977 high
• Mortgage (P&I): −$346
• Tax est. 1.5%: −$82 /mo · $990/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $1,106

Break-even live

Break-even rent $577

Max offer price $66,000

Occupancy floor 39%

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13323 E Butler St Chandler, AZ	3.0	2.0	1396	$2,025	$1.45	16d	1	0.38mi
13323 E Butler St Chandler, AZ	3.0	2.0	1396	$2,025	$1.45	43d	1	0.38mi
195 N Cottonwood St Chandler, AZ	2.0	2.0	1075	$1,475	$1.37	2d	1	0.66mi
25 N Cottonwood St #43 Chandler, AZ	2.0	2.0	831	$1,500	$1.81	11d	1	0.66mi
116 W Del Rio St Gilbert, AZ	3.0	2.0	1273	$2,310	$1.81	5d	1	0.74mi
1924 S Oak St Gilbert, AZ	3.0	2.0	1273	$2,195	$1.72	5d	1	0.77mi
93 N Cooper Rd #32 Chandler, AZ	2.0	2.0	1075	$1,750	$1.63	43d	1	0.88mi
99 N Cooper Rd Chandler, AZ	2.0	2.0	831	$1,588	$1.91	4d	2	0.89mi
139 W Oxford Ln Gilbert, AZ	3.0	2.0	1273	$2,200	$1.73	43d	1	0.95mi
1948 E Carla Vista Dr Chandler, AZ	3.0	2.0	1213	$2,200	$1.81	14d	1	1.03mi
2463 E Springfield Pl Chandler, AZ	3.0	2.0	1300	$2,250	$1.73	3d	1	1.11mi
155 N Lakeview Blvd Chandler, AZ	3.0	2.0–2.5	1473	$2,297	$1.56	11d	2	1.15mi
2415 E Browning Pl Chandler, AZ	3.0	2.0	1302	$2,275	$1.75	14d	1	1.18mi
2354 E Browning Pl Chandler, AZ	3.0	2.0	1302	$2,300	$1.77	5d	1	1.18mi
500 E Rivulon Blvd Gilbert, AZ	3.0	1.0–3.0	1151	$3,142	$2.73	1d	58	1.27mi
1623 E Tulsa St Chandler, AZ	3.0	2.0	1308	$2,000	$1.53	20d	1	1.37mi
1600 E Cindy St Chandler, AZ	3.0	2.0	1286	$4,990	$3.88	14d	1	1.42mi
718 W Constitution Dr Gilbert, AZ	3.0	2.0	1300	$2,150	$1.65	24d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $66,000 Active 348 DOM
2. 2026-06-17
   days on market $66,000 Active 347 DOM
3. 2026-06-16
   days on market $66,000 Active 346 DOM
4. 2026-06-15
   days on market $66,000 Active 345 DOM
5. 2026-06-13
   days on market $66,000 Active 343 DOM
6. 2026-06-13
   days on market $66,000 Active 342 DOM
7. 2026-06-09
   days on market $66,000 Active 339 DOM
8. 2026-06-08
   days on market $66,000 Active 338 DOM
9. 2026-06-07
   days on market $66,000 Active 337 DOM
10. 2026-06-04
    days on market $66,000 Active 334 DOM
11. 2026-05-31
    days on market $66,000 Active 332 DOM
12. 2026-01-01
    status Active 832-char remark

    Show marketing remark (832 chars)

    Welcome to your next home in one of Chandler's most desirable 55+ communities! Perfectly located near top-notch shopping, dining, & entertainment, this beautifully maintained 2-bed, 2-bath single-wide mobile home offers the ideal blend of comfort & convenience. Step inside to a meticulously clean & lovingly cared-for interior, featuring an open layout & a bright, airy atmosphere. Equipped with a BRAND NEW A/C UNIT & fully upgraded just a few years ago, the home boasts modern finishes throughout—making it truly move-in ready. Enjoy access to excellent community amenities, including a sparkling pool & friendly neighbors that make this community feel like home. Whether you're looking to stay active or simply unwind in style, this location has it all. Own a clean, open & move -in ready Home.

13. 2025-10-09
    historical 832-char remark

    Show marketing remark (832 chars)

    Welcome to your next home in one of Chandler's most desirable 55+ communities! Perfectly located near top-notch shopping, dining, & entertainment, this beautifully maintained 2-bed, 2-bath single-wide mobile home offers the ideal blend of comfort & convenience. Step inside to a meticulously clean & lovingly cared-for interior, featuring an open layout & a bright, airy atmosphere. Equipped with a BRAND NEW A/C UNIT & fully upgraded just a few years ago, the home boasts modern finishes throughout—making it truly move-in ready. Enjoy access to excellent community amenities, including a sparkling pool & friendly neighbors that make this community feel like home. Whether you're looking to stay active or simply unwind in style, this location has it all. Own a clean, open & move -in ready Home.

14. 2025-10-01
    price $66,000 832-char remark

    Show marketing remark (832 chars)

    Welcome to your next home in one of Chandler's most desirable 55+ communities! Perfectly located near top-notch shopping, dining, & entertainment, this beautifully maintained 2-bed, 2-bath single-wide mobile home offers the ideal blend of comfort & convenience. Step inside to a meticulously clean & lovingly cared-for interior, featuring an open layout & a bright, airy atmosphere. Equipped with a BRAND NEW A/C UNIT & fully upgraded just a few years ago, the home boasts modern finishes throughout—making it truly move-in ready. Enjoy access to excellent community amenities, including a sparkling pool & friendly neighbors that make this community feel like home. Whether you're looking to stay active or simply unwind in style, this location has it all. Own a clean, open & move -in ready Home.

15. 2025-06-17
    price $69,900 832-char remark

    Show marketing remark (832 chars)

    Welcome to your next home in one of Chandler's most desirable 55+ communities! Perfectly located near top-notch shopping, dining, & entertainment, this beautifully maintained 2-bed, 2-bath single-wide mobile home offers the ideal blend of comfort & convenience. Step inside to a meticulously clean & lovingly cared-for interior, featuring an open layout & a bright, airy atmosphere. Equipped with a BRAND NEW A/C UNIT & fully upgraded just a few years ago, the home boasts modern finishes throughout—making it truly move-in ready. Enjoy access to excellent community amenities, including a sparkling pool & friendly neighbors that make this community feel like home. Whether you're looking to stay active or simply unwind in style, this location has it all. Own a clean, open & move -in ready Home.

16. 2025-04-10
    listed $74,900 Active 832-char remark

    Show marketing remark (832 chars)

    Welcome to your next home in one of Chandler's most desirable 55+ communities! Perfectly located near top-notch shopping, dining, & entertainment, this beautifully maintained 2-bed, 2-bath single-wide mobile home offers the ideal blend of comfort & convenience. Step inside to a meticulously clean & lovingly cared-for interior, featuring an open layout & a bright, airy atmosphere. Equipped with a BRAND NEW A/C UNIT & fully upgraded just a few years ago, the home boasts modern finishes throughout—making it truly move-in ready. Enjoy access to excellent community amenities, including a sparkling pool & friendly neighbors that make this community feel like home. Whether you're looking to stay active or simply unwind in style, this location has it all. Own a clean, open & move -in ready Home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 18 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: $23,721
• − Mortgage interest: −$3,697
• − Property taxes: −$990
• − Insurance: −$330
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − Depreciation: −$1,920
• Taxable income: $12,989
• Est. tax owed @ 24.0%: −$3,117
• After-tax cash flow: $10,149/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready manufactured home in a desirable community offers a good condition with modern finishes and a bright, airy atmosphere.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Maricopa County · 4,537,380 people
• City population: 281,769
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 72,297
• Household income: $88,676
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 2327.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 48% Hispanic / Latino 34% Two or more races 16% Black 7% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 29% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 72% English-only · Spanish 21% Vietnamese 1% 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: ▼ -128.25%
• Current HPI: 328.8354
• Rent YoY: ▼ -1.66%
• 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

-11.9% since first listed

5 events — show timeline

• 2026-01-01 Relisted — ARMLS
• 2025-10-09 Listing Removed — ARMLS
• 2025-10-01 Price Changed $66,000 ARMLS
• 2025-06-17 Price Changed $69,900 ARMLS
• 2025-04-10 Listed $74,900 ARMLS