3925 E Narrowleaf Dr

Gilbert, AZ 85298

$525,000D

4 bd · 3.0 ba · 1,800 sqft · Built 2015 · SingleFamily · Active · 46 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,005/mo
• Mortgage (P&I): −$2,753
• Tax + insurance: −$362
• HOA: −$135
• Vac / Maint / Mgmt: −$631
• Net cashflow: $-876/mo
• Annual: $-10,516/yr
• Cap rate: 4.29%
• Cash-on-cash: -7.15%
• DSCR: 0.68
• 1% rule: 0.57%
• Cash to close: $147,000

Investor read

• This is a 4-bed/3.0-bath single-family listed at $525k.
• At list price, monthly cash flow is $-876 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $370k (29.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (42.8% below list).
• It's been on market 46 days — a 3% lower offer ($509k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $300k (42.8% below list) — sets the bar for 1% rule.
• In year one you build about $48k of equity ($4k loan paydown + $44k appreciation (8.4% local appreciation)).
• 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.
• Higley Unified School District (4248) (suburban): math 56% / reading 58% proficiency, ranked #21 of 249 in AZ (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Bridges Elementary School (math 80% / reading 79%, grade A, #13 of 1,109 statewide, top 1%, 759 students, 7% FRL); Sossaman Middle School (math 59% / reading 60%, grade B, #4 of 218 statewide, top 1%, 1,043 students, 13% FRL); Higley High School (math 49% / reading 47%, grade D, #46 of 381 statewide, top 12%, 2,137 students, 12% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 340 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• 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 ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
• Cap rate 4.3% vs local median 3.2% in Gilbert — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Questions for listing agent

• 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?
• It's been on market 46 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.