3328 E Merlot St · Gilbert, AZ 85298

$570,000

5 bd · 4.0 ba · 2,529 sqft · SingleFamily public records · 80 Days on market

Built 2005 6,050 sqft lot $225/sqft · at area comps Est $562k · 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).

• Appreciation +9.2/10.0
• Cash flow +6.9/30.0
• ARV discount +6.8/15.0
• Schools +4.8/10.0
• Livability +4.4/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

MOVE-IN READY IN SEVILLE! This beautiful 5-bedroom+ loft, 3-bath home offers the perfect blend of space and style. Featuring a rare downstairs guest wing (2 bedrooms + full bath), this home is ideal for any living situation. Highlights include soaring ceilings at the entry, a gourmet kitchen with granite counters and a breakfast bar, and a huge upstairs loft with mountain views. The primary suite is a true sanctuary with a walk-in closet and dual vanities.

Key facts

• 6,050 sq ft lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $570k.

Deal economics

• At list price, monthly cash flow is $-855 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $419k (26.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $341k (40.2% below list).
• Recommended offer: $341k (40.2% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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); Arizona College Prep Middle School (math 88% / reading 87%, grade A+, #1 of 218 statewide, top 0%, 744 students, 4% FRL); Dr. Camille Casteel High School (math 45% / reading 53%, grade D, #43 of 381 statewide, top 11%, 3,140 students, 12% FRL) — zoned schools average 9% FRL vs 25% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 65% at this address vs 53% district-wide (+12 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 fast (+4.3%/yr); 340 active listings in the ZIP; 19 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 $52k of equity ($4k loan paydown + $48k 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 ~$83k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($536k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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.

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 $340,700 (40.2% 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 80 days. Have you received any prior offers? Is the seller open to a 40% 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 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?
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: 0.60% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.43%
• DSCR: 0.71
• GRM: 13.9

CMA / ARV

• ARV (median comp): $561,700
• List price: $570,000
• Delta: 1.48%
• 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
3468 E Arianna Ave	0.37mi	5/4.0	2,529 (0%)	2mo	$570,000	$225	81
3412 E Ravenswood Dr	0.12mi	4/3.0 (-1)	2,410 (-5%)	2mo	$660,000	$274	76
7169 S Dodane Ct	0.16mi	4/3.0 (-1)	2,410 (-5%)	1mo	$520,000	$216	75
3274 E Isaiah Ct	0.50mi	4/3.0 (-1)	2,410 (-5%)	1mo	$710,000	$295	59
3700 E Vallejo Dr	0.51mi	4/3.0 (-1)	2,410 (-5%)	2mo	$600,000	$249	57
6805 S Rachael Way	0.55mi	5/3.0	2,740 (+8%)	3mo	$915,000	$334	54
3032 E Turnberry Dr	0.43mi	4/2.0 (-1)	2,723 (+8%)	2mo	$600,000	$220	52
2925 E Andre Ave	0.51mi	5/3.0	2,171 (-14%)	1mo	$405,000	$187	48
6679 S Jacqueline Way	0.69mi	4/2.5 (-1)	2,632 (+4%)	4mo	$875,000	$332	47
7020 S Banning St	0.33mi	4/2.0 (-1)	2,171 (-14%)	3mo	$620,000	$286	46
2970 E Andre Ave	0.46mi	4/2.0 (-1)	2,171 (-14%)	1mo	$470,000	$216	42
2813 E Muirfield St	0.67mi	4/2.5 (-1)	2,871 (+14%)	0mo	$720,000	$251	35

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: 16.3%
• Equity multiple: 2.24×
• Total profit: $197,996
• Equity at exit: $447,193

10-year hold

• IRR: 16.0%
• Equity multiple: 4.92×
• Total profit: $625,298
• Equity at exit: $901,520

Cash invested: $159,600 (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: 13.9×

Monthly cashflow live

• Estimated rent: $3,407 high
• Mortgage (P&I): −$2,989
• Tax from tax record: −$217 /mo · $2,606/yr
• Insurance: −$238
• HOA: −$103
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $-855

Break-even live

Break-even rent $4,490

Max offer price $418,917

Occupancy floor —

Sensitivity live

Price	-10% $-533	-5% $-694	+0% $-855	+5% $-1,017	+10% $-1,178
Rent	-10% $-1,124	-5% $-990	+0% $-855	+5% $-721	+10% $-586
Rate	-1.0pp $-568	-0.5pp $-710	base $-855	+0.5pp $-1,003	+1.0pp $-1,153

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: $142,500
• Closing costs: $17,100
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3068 E Ravenswood Dr Gilbert, AZ	4.0	2.0	1815	$2,550	$1.40	14d	1	0.31mi
3068 E Ravenswood Dr Gilbert, AZ	4.0	2.0	1815	$2,550	$1.40	0d	1	0.31mi
3010 E Augusta Ave Gilbert, AZ	5.0	3.5	2938	$3,795	$1.29	45d	1	0.41mi
6943 S View Ln Gilbert, AZ	4.0	3.0	2586	$2,445	$0.95	7d	1	0.64mi
3570 E Meadowview Dr Gilbert, AZ	4.0	3.0	2536	$3,200	$1.26	4d	1	0.86mi
2756 E Hickory St Gilbert, AZ	4.0	2.5	2873	$2,995	$1.04	26d	1	0.93mi
2756 E Hickory St Gilbert, AZ	4.0	3.0	2873	$2,995	$1.04	23d	1	0.93mi
3440 E Flower St Gilbert, AZ	4.0	2.5	2943	$2,800	$0.95	26d	1	0.95mi
4155 E Clubview Dr Gilbert, AZ	4.0	2.0	2064	$2,600	$1.26	6d	1	1.07mi
4176 E Clubview Dr Gilbert, AZ	4.0	2.0	2740	$6,500	$2.37	6d	1	1.10mi
4176 E Clubview Dr Gilbert, AZ	4.0	2.0	2740	$5,200	$1.90	7d	1	1.10mi
6851 S Birdie Way Gilbert, AZ	4.0	3.0	2591	$2,995	$1.16	7d	1	1.28mi
4351 E Vallejo Ct Gilbert, AZ	5.0	3.0	2640	$2,995	$1.13	20d	1	1.29mi
2304 E Kelly Dr Gilbert, AZ	4.0	2.0	1797	$2,400	$1.34	0d	1	1.40mi
2304 E Kelly Dr Gilbert, AZ	4.0	2.0	1797	$2,400	$1.34	14d	1	1.40mi
6071 S Rockwell St Gilbert, AZ	5.0	3.0	2375	$2,695	$1.13	18d	1	1.45mi
2250 E Kelly Dr Gilbert, AZ	5.0	3.0	1956	$2,700	$1.38	13d	1	1.46mi
2303 E Citadel Dr Gilbert, AZ	4.0	3.0	2265	$2,750	$1.21	26d	1	1.49mi
7657 S Debra Dr Gilbert, AZ	5.0	3.5	3512	$3,700	$1.05	0d	1	1.49mi

HOA detail

• Monthly dues: $103 · $1,236/yr

Listing history 32 events

1. 2026-06-21
   days on market $570,000 Active 80 DOM
2. 2026-06-18
   days on market $570,000 Active 77 DOM
3. 2026-06-17
   days on market $570,000 Active 76 DOM
4. 2026-06-16
   days on market $570,000 Active 75 DOM
5. 2026-06-15
   days on market $570,000 Active 74 DOM
6. 2026-06-13
   days on market $570,000 Active 72 DOM
7. 2026-06-13
   days on market $570,000 Active 71 DOM
8. 2026-06-09
   days on market $570,000 Active 68 DOM
9. 2026-06-08
   days on market $570,000 Active 67 DOM
10. 2026-06-07
    days on market $570,000 Active 66 DOM
11. 2026-06-04
    days on market $570,000 Active 63 DOM
12. 2026-06-03
    days on market $570,000 Active 62 DOM
13. 2026-06-02
    days on market $570,000 Active 61 DOM
14. 2026-06-01
    days on market $570,000 Active 60 DOM
15. 2026-05-31
    days on market $570,000 Active 59 DOM
16. 2026-04-02
    listed $570,000 Active 460-char remark

    Show marketing remark (460 chars)

    MOVE-IN READY IN SEVILLE! This beautiful 5-bedroom+ loft, 3-bath home offers the perfect blend of space and style. Featuring a rare downstairs guest wing (2 bedrooms + full bath), this home is ideal for any living situation. Highlights include soaring ceilings at the entry, a gourmet kitchen with granite counters and a breakfast bar, and a huge upstairs loft with mountain views. The primary suite is a true sanctuary with a walk-in closet and dual vanities.

17. 2022-09-30
    soldstatus $565,000 Closed 945-char remark

    Show marketing remark (945 chars)

    MOVE-IN READY 5 bed + loft, 3 ba home in Seville! Great curb appeal w/ mature landscaping & stacked stone accents. Versatile floorplan w/ formal living/ dining space at entry + family room w/ entertainment niche open to the kitchen. Kitchen features raised panel maple cabinets + pantry for storage, granite counters, island w/ breakfast bar, and ALL APPLIANCES INCLUDED! Two bedrooms & full bath downstairs, perfect for guests! Upstairs you'll find a spacious loft + built-in desk. Upstairs secondary bedrooms share a Jack & Jill bath. HUGE master suite features walk-in closet, dual vanity, and separate shower & soaking tub. Spray foam insulation in attic + sunscreens for windows. Private backyard w/ expansive covered patio & grassy yard. Great location near schools & NEW Gilbert Regional Park. Optional Seville Country Club membership gives access to amenities like pools & fitness center. Don't miss this one!

18. 2022-09-30
    soldstatus $565,000

    Show marketing remark (945 chars)

    MOVE-IN READY 5 bed + loft, 3 ba home in Seville! Great curb appeal w/ mature landscaping & stacked stone accents. Versatile floorplan w/ formal living/ dining space at entry + family room w/ entertainment niche open to the kitchen. Kitchen features raised panel maple cabinets + pantry for storage, granite counters, island w/ breakfast bar, and ALL APPLIANCES INCLUDED! Two bedrooms & full bath downstairs, perfect for guests! Upstairs you'll find a spacious loft + built-in desk. Upstairs secondary bedrooms share a Jack & Jill bath. HUGE master suite features walk-in closet, dual vanity, and separate shower & soaking tub. Spray foam insulation in attic + sunscreens for windows. Private backyard w/ expansive covered patio & grassy yard. Great location near schools & NEW Gilbert Regional Park. Optional Seville Country Club membership gives access to amenities like pools & fitness center. Don't miss this one!

19. 2022-09-06
    status Pending 945-char remark

    Show marketing remark (945 chars)

    MOVE-IN READY 5 bed + loft, 3 ba home in Seville! Great curb appeal w/ mature landscaping & stacked stone accents. Versatile floorplan w/ formal living/ dining space at entry + family room w/ entertainment niche open to the kitchen. Kitchen features raised panel maple cabinets + pantry for storage, granite counters, island w/ breakfast bar, and ALL APPLIANCES INCLUDED! Two bedrooms & full bath downstairs, perfect for guests! Upstairs you'll find a spacious loft + built-in desk. Upstairs secondary bedrooms share a Jack & Jill bath. HUGE master suite features walk-in closet, dual vanity, and separate shower & soaking tub. Spray foam insulation in attic + sunscreens for windows. Private backyard w/ expansive covered patio & grassy yard. Great location near schools & NEW Gilbert Regional Park. Optional Seville Country Club membership gives access to amenities like pools & fitness center. Don't miss this one!

20. 2022-08-25
    price $565,000 945-char remark

    Show marketing remark (945 chars)

    MOVE-IN READY 5 bed + loft, 3 ba home in Seville! Great curb appeal w/ mature landscaping & stacked stone accents. Versatile floorplan w/ formal living/ dining space at entry + family room w/ entertainment niche open to the kitchen. Kitchen features raised panel maple cabinets + pantry for storage, granite counters, island w/ breakfast bar, and ALL APPLIANCES INCLUDED! Two bedrooms & full bath downstairs, perfect for guests! Upstairs you'll find a spacious loft + built-in desk. Upstairs secondary bedrooms share a Jack & Jill bath. HUGE master suite features walk-in closet, dual vanity, and separate shower & soaking tub. Spray foam insulation in attic + sunscreens for windows. Private backyard w/ expansive covered patio & grassy yard. Great location near schools & NEW Gilbert Regional Park. Optional Seville Country Club membership gives access to amenities like pools & fitness center. Don't miss this one!

21. 2022-08-10
    price $574,500 945-char remark

    Show marketing remark (945 chars)

    MOVE-IN READY 5 bed + loft, 3 ba home in Seville! Great curb appeal w/ mature landscaping & stacked stone accents. Versatile floorplan w/ formal living/ dining space at entry + family room w/ entertainment niche open to the kitchen. Kitchen features raised panel maple cabinets + pantry for storage, granite counters, island w/ breakfast bar, and ALL APPLIANCES INCLUDED! Two bedrooms & full bath downstairs, perfect for guests! Upstairs you'll find a spacious loft + built-in desk. Upstairs secondary bedrooms share a Jack & Jill bath. HUGE master suite features walk-in closet, dual vanity, and separate shower & soaking tub. Spray foam insulation in attic + sunscreens for windows. Private backyard w/ expansive covered patio & grassy yard. Great location near schools & NEW Gilbert Regional Park. Optional Seville Country Club membership gives access to amenities like pools & fitness center. Don't miss this one!

22. 2022-08-05
    price $592,500 945-char remark

    Show marketing remark (945 chars)

    MOVE-IN READY 5 bed + loft, 3 ba home in Seville! Great curb appeal w/ mature landscaping & stacked stone accents. Versatile floorplan w/ formal living/ dining space at entry + family room w/ entertainment niche open to the kitchen. Kitchen features raised panel maple cabinets + pantry for storage, granite counters, island w/ breakfast bar, and ALL APPLIANCES INCLUDED! Two bedrooms & full bath downstairs, perfect for guests! Upstairs you'll find a spacious loft + built-in desk. Upstairs secondary bedrooms share a Jack & Jill bath. HUGE master suite features walk-in closet, dual vanity, and separate shower & soaking tub. Spray foam insulation in attic + sunscreens for windows. Private backyard w/ expansive covered patio & grassy yard. Great location near schools & NEW Gilbert Regional Park. Optional Seville Country Club membership gives access to amenities like pools & fitness center. Don't miss this one!

23. 2022-07-20
    price $594,500 945-char remark

    Show marketing remark (945 chars)

    MOVE-IN READY 5 bed + loft, 3 ba home in Seville! Great curb appeal w/ mature landscaping & stacked stone accents. Versatile floorplan w/ formal living/ dining space at entry + family room w/ entertainment niche open to the kitchen. Kitchen features raised panel maple cabinets + pantry for storage, granite counters, island w/ breakfast bar, and ALL APPLIANCES INCLUDED! Two bedrooms & full bath downstairs, perfect for guests! Upstairs you'll find a spacious loft + built-in desk. Upstairs secondary bedrooms share a Jack & Jill bath. HUGE master suite features walk-in closet, dual vanity, and separate shower & soaking tub. Spray foam insulation in attic + sunscreens for windows. Private backyard w/ expansive covered patio & grassy yard. Great location near schools & NEW Gilbert Regional Park. Optional Seville Country Club membership gives access to amenities like pools & fitness center. Don't miss this one!

24. 2022-07-07
    price $609,000 945-char remark

    Show marketing remark (945 chars)

    MOVE-IN READY 5 bed + loft, 3 ba home in Seville! Great curb appeal w/ mature landscaping & stacked stone accents. Versatile floorplan w/ formal living/ dining space at entry + family room w/ entertainment niche open to the kitchen. Kitchen features raised panel maple cabinets + pantry for storage, granite counters, island w/ breakfast bar, and ALL APPLIANCES INCLUDED! Two bedrooms & full bath downstairs, perfect for guests! Upstairs you'll find a spacious loft + built-in desk. Upstairs secondary bedrooms share a Jack & Jill bath. HUGE master suite features walk-in closet, dual vanity, and separate shower & soaking tub. Spray foam insulation in attic + sunscreens for windows. Private backyard w/ expansive covered patio & grassy yard. Great location near schools & NEW Gilbert Regional Park. Optional Seville Country Club membership gives access to amenities like pools & fitness center. Don't miss this one!

25. 2022-06-15
    listed $620,000 Active 945-char remark

    Show marketing remark (945 chars)

    MOVE-IN READY 5 bed + loft, 3 ba home in Seville! Great curb appeal w/ mature landscaping & stacked stone accents. Versatile floorplan w/ formal living/ dining space at entry + family room w/ entertainment niche open to the kitchen. Kitchen features raised panel maple cabinets + pantry for storage, granite counters, island w/ breakfast bar, and ALL APPLIANCES INCLUDED! Two bedrooms & full bath downstairs, perfect for guests! Upstairs you'll find a spacious loft + built-in desk. Upstairs secondary bedrooms share a Jack & Jill bath. HUGE master suite features walk-in closet, dual vanity, and separate shower & soaking tub. Spray foam insulation in attic + sunscreens for windows. Private backyard w/ expansive covered patio & grassy yard. Great location near schools & NEW Gilbert Regional Park. Optional Seville Country Club membership gives access to amenities like pools & fitness center. Don't miss this one!

26. 2020-06-30
    status Pending
27. 2020-06-30
    listed $379,000 Active
28. 2020-06-30
    soldstatus $379,000 Closed
29. 2020-06-30
    soldstatus $379,000
30. 2020-06-29
    soldstatus $379,000 Closed
31. 2020-05-01
    historical Contract Contingent on Buyer Sale
32. 2020-04-16
    listed $379,000 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: $2,606 · $217/mo
• Projected year-2 tax: $3,762 · $314/mo
• Expected delta: +$1,156/yr (+$96/mo · 44.4%)

ⓘ 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: $40,884
• − Mortgage interest: −$31,929
• − Property taxes: −$2,606
• − Insurance: −$2,850
• − Repairs & maintenance: −$3,271
• − Management: −$3,271
• − HOA: −$1,236
• − Depreciation: −$16,582
• Taxable loss: −$20,860
• Est. tax savings @ 24.0%: +$5,006
• After-tax cash flow: $-5,257/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

+50.4% since first listed

17 events — show timeline

• 2026-04-02 Listed $570,000 ARMLS
• 2022-09-30 Sold (Public Records) $565,000 Public Records
• 2022-09-30 Sold (MLS) $565,000 ARMLS
• 2022-09-06 Pending — ARMLS
• 2022-08-25 Price Changed $565,000 ARMLS
• 2022-08-10 Price Changed $574,500 ARMLS
• 2022-08-05 Price Changed $592,500 ARMLS
• 2022-07-20 Price Changed $594,500 ARMLS
• 2022-07-07 Price Changed $609,000 ARMLS
• 2022-06-15 Listed $620,000 ARMLS
• 2020-06-30 Pending — ARMLS
• 2020-06-30 Listed $379,000 ARMLS
• 2020-06-30 Sold (Public Records) $379,000 Public Records
• 2020-06-30 Sold (MLS) $379,000 ARMLS
• 2020-06-29 Sold (MLS) $379,000 ARMLS
• 2020-05-01 Contingent — ARMLS
• 2020-04-16 Listed $379,000 ARMLS

Property tax history

+2.6%/yr

Latest (2025): $2,606 · +1.0% YoY. Source: county tax records.