5369 S Scott Pl · Chandler, AZ 85249

$679,000

5 bd · 5.0 ba · 4,015 sqft · SingleFamily public records · 179 Days on market

Built 2001 $169/sqft · 17% below area Est $820k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Riggs Ranch Meadows. There are 5 incredibly large bedrooms and 3 1/2 bathrooms in this 4,015 sq. ft. home. Downstairs primary suite includes soaking tub, walk in shower and a large customized closet. Massive upstairs loft with a partial kitchen. Great for a movie night, gaming or just hanging out. Excellent floor plan for one or many. You may consider rental opportunities for the large upstairs bedrooms. Three car garage and an 8 foot RV gate. Three schools less than 2 miles away. For sale by owner and a great value at $679,000. Built in 2001. Willing to work with any realtors bringing buyers to my home. Thank you for looking, Allan.

Key facts

• Soaking tub
• Excellent floor plan
• Customized closet

Tags

• DOWNSTAIRS PRIMARY SUITE
• SOAKING TUB
• WALK IN SHOWER
• CUSTOMIZED CLOSET
• MASSIVE UPSTAIRS LOFT
• EXCELLENT FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 5-bed/5.0-bath single-family listed at $679k.

Deal economics

• At list price, monthly cash flow is $-745 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $547k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $417k (38.5% below list).
• Recommended offer: $417k (38.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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.
• Market conditions: Rents rising (+3.0%/yr); 299 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 33% of the median local income ($154k/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 $5k of loan paydown is wiped out by about $20k 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 179 days — a 12% lower offer ($598k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y 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: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $417,268 (38.5% 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 179 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.61% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.70%
• DSCR: 0.79
• GRM: 13.6

CMA / ARV

• ARV (median comp): $819,511
• List price: $679,000
• Delta: -17.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2818 E Teakwood Pl	0.16mi	5/3.0	4,060 (+1%)	3mo	$910,000	$224	80
2913 E Nolan Pl	0.23mi	5/3.5	4,301 (+7%)	1mo	$735,000	$171	70
3051 E Elmwood Pl	0.12mi	5/3.5	3,566 (-11%)	4mo	$1,050,000	$294	66
5460 S Scott Pl	0.12mi	5/3.5	3,517 (-12%)	3mo	$600,000	$171	65
3081 E Beechnut Pl	0.22mi	5/3.5	3,541 (-12%)	1mo	$860,000	$243	63
2798 E Teakwood Pl	0.17mi	4/3.0 (-1)	3,517 (-12%)	2mo	$824,100	$234	57
5342 S San Sebastian Pl	0.37mi	4/3.5 (-1)	4,383 (+9%)	2mo	$1,450,000	$331	55
2417 E Libra Pl	0.63mi	5/4.5	4,359 (+9%)	2mo	$1,500,000	$344	53
3330 E Cedar Dr	0.34mi	4/3.5 (-1)	3,543 (-12%)	2mo	$1,550,000	$437	52
5180 S Lafayette Dr	0.72mi	4/3.5 (-1)	4,002 (-0%)	4mo	$1,395,000	$349	52
2645 E Elmwood Pl	0.32mi	6/3.0 (+1)	3,517 (-12%)	1mo	$885,000	$252	50
3554 E Gemini Pl	0.75mi	4/3.5 (-1)	3,747 (-7%)	2mo	$1,075,000	$287	42

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: -24.3%
• Equity multiple: 0.17×
• Total profit: $-157,620
• Equity at exit: $101,241

10-year hold

• IRR: -19.8%
• Equity multiple: -0.05×
• Total profit: $-198,878
• Equity at exit: $58,708

Cash invested: $190,120 (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: 299
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $4,173 high
• Mortgage (P&I): −$3,561
• Tax from tax record: −$198 /mo · $2,376/yr
• Insurance: −$283
• HOA: −$0
• Vacancy / Maint / Mgmt: −$876
• Net cashflow: $-745

Break-even live

Break-even rent $5,116

Max offer price $547,348

Occupancy floor —

Sensitivity live

Price	-10% $-361	-5% $-553	+0% $-745	+5% $-937	+10% $-1,130
Rent	-10% $-1,075	-5% $-910	+0% $-745	+5% $-580	+10% $-416
Rate	-1.0pp $-403	-0.5pp $-573	base $-745	+0.5pp $-921	+1.0pp $-1,100

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: $169,750
• Closing costs: $20,370
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5460 S Scott Pl Chandler, AZ	5.0	4.0	3517	$3,800	$1.08	45d	1	0.13mi
2378 E Virgo Pl Chandler, AZ	6.0	4.5	4490	$6,000	$1.34	19d	1	0.68mi
3767 E Scorpio Pl Chandler, AZ	6.0	3.5	4213	$3,600	$0.85	45d	1	0.94mi
3952 E Virgo Pl Chandler, AZ	4.0	3.0	3705	$2,995	$0.81	23d	1	1.01mi
4287 S Kimberlee Dr Chandler, AZ	4.0	3.0	4170	$4,745	$1.14	6d	1	1.07mi
4287 S Kimberlee Dr Chandler, AZ	4.0	3.0	4170	$4,745	$1.14	0d	1	1.07mi
4184 S Roger Way Chandler, AZ	4.0	3.0	3714	$3,695	$0.99	25d	1	1.18mi
6551 S Four Peaks Pl Chandler, AZ	4.0	2.5	3113	$3,600	$1.16	11d	1	1.18mi
2703 E Zion Way Chandler, AZ	4.0	2.0	3011	$2,850	$0.95	14d	1	1.23mi
4250 S Lafayette Dr Chandler, AZ	5.0	3.0	3290	$4,050	$1.23	3d	1	1.27mi
2061 E Prescott Pl Chandler, AZ	4.0	3.5	3930	$6,300	$1.60	45d	1	1.28mi
6664 S Wilson Dr Chandler, AZ	6.0	3.0	3610	$3,665	$1.02	45d	1	1.35mi
2595 E Ebony Dr Chandler, AZ	4.0	3.5	3800	$4,200	$1.11	0d	1	1.46mi

Listing history 50 events

1. 2026-06-21
   days on market $679,000 Active 179 DOM
2. 2026-06-18
   days on market $679,000 Active 176 DOM
3. 2026-06-17
   days on market $679,000 Active 175 DOM
4. 2026-06-16
   days on market $679,000 Active 174 DOM
5. 2026-06-15
   days on market $679,000 Active 173 DOM
6. 2026-06-13
   days on market $679,000 Active 171 DOM
7. 2026-06-13
   days on market $679,000 Active 170 DOM
8. 2026-06-09
   days on market $679,000 Active 167 DOM
9. 2026-06-08
   days on market $679,000 Active 166 DOM
10. 2026-06-07
    days on market $679,000 Active 165 DOM
11. 2026-06-04
    days on market $679,000 Active 162 DOM
12. 2026-06-03
    days on market $679,000 Active 161 DOM
13. 2026-06-02
    days on market $679,000 Active 160 DOM
14. 2026-06-01
    days on market $679,000 Active 159 DOM
15. 2026-05-31
    days on market $679,000 Active 158 DOM
16. 2025-12-23
    listed $679,000 Active 652-char remark

    Show marketing remark (684 chars)

    Located in Riggs Ranch Meadows. There are 5 incredibly large bedrooms and 3 1/2 bathrooms in this 4,015 square-foot home. Downstairs primary suite includes a soaking tub, walk in shower and a large customized closet. Massive upstairs loft with a partial kitchen. Great for movie night, gaming or just hanging out. Excellent floor plan for one or many. You may consider rental opportunities for the 4 large upstairs bedrooms. Three car garage and an 8 foot RV gate. Three schools less than 2 miles away. For sale by owner at a great value at $679,000. Built in 2001. Willing to work with any realtors bringing buyers to my home. All offers are considered. Thank you for looking, Allan.

17. 2025-12-23
    listed $679,000 Active 684-char remark

    Show marketing remark (684 chars)

    Located in Riggs Ranch Meadows. There are 5 incredibly large bedrooms and 3 1/2 bathrooms in this 4,015 square-foot home. Downstairs primary suite includes a soaking tub, walk in shower and a large customized closet. Massive upstairs loft with a partial kitchen. Great for movie night, gaming or just hanging out. Excellent floor plan for one or many. You may consider rental opportunities for the 4 large upstairs bedrooms. Three car garage and an 8 foot RV gate. Three schools less than 2 miles away. For sale by owner at a great value at $679,000. Built in 2001. Willing to work with any realtors bringing buyers to my home. All offers are considered. Thank you for looking, Allan.

18. 2025-12-20
    historical
19. 2025-11-19
    price $679,000
20. 2025-10-31
    price $689,000
21. 2025-10-15
    price $699,000
22. 2025-09-23
    price $714,900
23. 2025-09-01
    price $730,000
24. 2025-07-12
    listed $750,000 Active
25. 2022-07-27
    listed $725,000 Active
26. 2022-07-27
    soldstatus $722,000 Closed
27. 2022-07-26
    soldstatus $722,000 Closed
28. 2022-07-22
    historical Contract Contingent on Buyer Sale
29. 2022-07-22
    listed $725,000 Active
30. 2022-07-21
    soldstatus $722,000 Closed
31. 2022-06-10
    historical Contract Contingent on Buyer Sale
32. 2022-06-04
    price $725,000
33. 2022-05-19
    price $730,000
34. 2022-05-13
    price $749,990
35. 2022-05-13
    price $758,999
36. 2022-04-25
    price $759,000
37. 2022-04-25
    price $749,000
38. 2022-04-01
    historical
39. 2022-03-29
    listed $764,990 Active
40. 2022-03-29
    listed $764,990
41. 2019-07-15
    soldstatus $380,000 Closed
42. 2019-07-15
    soldstatus $380,000
43. 2019-06-21
    historical Under Contract Accepting Backups
44. 2019-06-21
    status Active
45. 2019-06-11
    status Pending
46. 2019-06-06
    status Active
47. 2019-05-15
    historical Under Contract Accepting Backups
48. 2019-05-09
    price $380,000
49. 2019-04-27
    price $385,000
50. 2019-04-15
    status 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: $2,376 · $198/mo
• Projected year-2 tax: $4,481 · $373/mo
• Expected delta: +$2,105/yr (+$175/mo · 88.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 17 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: $50,072
• − Mortgage interest: −$38,035
• − Property taxes: −$2,376
• − Insurance: −$3,395
• − Repairs & maintenance: −$4,006
• − Management: −$4,006
• − Depreciation: −$19,753
• Taxable loss: −$21,498
• Est. tax savings @ 24.0%: +$5,159
• After-tax cash flow: $-3,784/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

+26.9% since first listed

48 events — show timeline

• 2025-12-23 Listed $679,000 ForSaleByOwner.com
• 2025-12-23 Listed $679,000 Fizber.com
• 2025-12-20 Listing Removed — ARMLS
• 2025-11-19 Price Changed $679,000 ARMLS
• 2025-10-31 Price Changed $689,000 ARMLS
• 2025-10-15 Price Changed $699,000 ARMLS
• 2025-09-23 Price Changed $714,900 ARMLS
• 2025-09-01 Price Changed $730,000 ARMLS
• 2025-07-12 Listed $750,000 ARMLS
• 2022-07-27 Listed $725,000 ARMLS
• 2022-07-27 Sold (MLS) $722,000 ARMLS
• 2022-07-26 Sold (MLS) $722,000 ARMLS
• 2022-07-22 Contingent — ARMLS
• 2022-07-22 Listed $725,000 ARMLS
• 2022-07-21 Sold (MLS) $722,000 ARMLS
• 2022-06-10 Contingent — ARMLS
• 2022-06-04 Price Changed $725,000 ARMLS
• 2022-05-19 Price Changed $730,000 ARMLS
• 2022-05-13 Price Changed $749,990 ARMLS
• 2022-05-13 Price Changed $758,999 ARMLS
• 2022-04-25 Price Changed $759,000 ARMLS
• 2022-04-25 Price Changed $749,000 ARMLS
• 2022-04-01 Listing Removed — ARMLS
• 2022-03-29 Listed $764,990 ARMLS
• 2022-03-29 Listed $764,990 ARMLS
• 2019-07-15 Sold (Public Records) $380,000 Public Records
• 2019-07-15 Sold (MLS) $380,000 ARMLS
• 2019-06-21 Contingent — ARMLS
• 2019-06-21 Relisted — ARMLS
• 2019-06-11 Pending — ARMLS
• 2019-06-06 Relisted — ARMLS
• 2019-05-15 Contingent — ARMLS
• 2019-05-09 Price Changed $380,000 ARMLS
• 2019-04-27 Price Changed $385,000 ARMLS
• 2019-04-15 Relisted — ARMLS
• 2019-03-06 Contingent — ARMLS
• 2019-02-16 Price Changed $395,000 ARMLS
• 2019-01-19 Price Changed $399,900 ARMLS
• 2019-01-05 Price Changed $404,900 ARMLS
• 2018-12-15 Price Changed $408,900 ARMLS
• 2018-11-01 Listed $409,900 ARMLS
• 2018-10-09 Sold (Public Records) $402,300 Public Records
• 2016-11-28 Listing Removed — ARMLS
• 2016-10-28 Price Changed $360,000 ARMLS
• 2016-08-26 Price Changed $370,000 ARMLS
• 2016-08-05 Listed $389,000 ARMLS
• 2006-11-18 Listing Removed — ARMLS
• 2006-05-16 Listed $534,990 ARMLS

Property tax history

-0.1%/yr

Latest (2025): $2,376 · +1.4% YoY. Source: county tax records.