6018 E Coyote Wash Dr · Scottsdale, AZ 85266

$922,500

5 bd · 4.0 ba · 3,657 sqft · SingleFamily public records · 137 Days on market

Built 1997 10,585 sqft lot $252/sqft · at area comps Est $924k · at est. $35/mo HOA

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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 +20.7/30.0
• ARV discount +7.6/15.0
• DSCR +6.6/10.0
• Schools +5.4/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wake up to breathtaking mountain views and the serenity of backing to protected NAOS open space. This beautifully maintained home offers privacy, natural beauty, and thoughtful upgrades throughout. Major improvements include two new gas heaters and two Trane variable-speed A/C units (one 4-ton and one 5-ton, installed in 2020), providing efficient year-round comfort. In 2021, all windows and doors were replaced with high-quality Anlin vinyl products—complete with a transferable lifetime warranty at no cost to the buyer—and the roof tile underlayment was fully replaced for added peace of mind. The exterior was freshly painted in 2024, while the interior received a fresh coat of paint in 2026, creating a clean, move-in-ready feel. A newer water heater (2018) rounds out the home's solid mechanical updates. An added bonus is the home's walking-distance proximity to top-rated schools and the YMCA making it one you won't want to miss. With stunning views, open-space backing, and extensive upgrades already completed, this home offers both beauty and long-term value in a truly special setting.

Key facts

• 0.24 acre lot
• 3 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $922k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $849k (7.9% below list).
• Recommended offer: $812k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.5% in Scottsdale — 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 80/100 on livability (#4 in AZ, #1,756 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, cost of living F.
• Cave Creek Unified District (4244) (urban): math 57% / reading 59% proficiency, ranked #13 of 249 in AZ (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 188 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• At $8,493/mo this rent would consume 67% of the median local household income ($152k/yr) (locally 51% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $28k 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 137 days — a 12% lower offer ($812k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y 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.
• Current owner paid $525k; list at $922k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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.

Recommended offer $811,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (median comp): $924,491
• List price: $922,500
• Delta: -0.22%
• 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
33220 N 60th Way	0.05mi	5/2.5	3,656 (-0%)	10mo	$915,000	$250	84
5842 E Night Glow Cir	0.38mi	4/3.5 (-1)	3,451 (-6%)	1mo	$1,170,000	$339	65
5964 E Night Glow Cir	0.30mi	4/3.5 (-1)	3,451 (-6%)	7mo	$1,200,000	$348	63
34048 N 59th Way	0.33mi	4/3.5 (-1)	3,451 (-6%)	7mo	$1,180,000	$342	62
6310 E Dove Valley Rd	0.46mi	5/4.0	3,474 (-5%)	11mo	$1,550,000	$446	61
6130 E Bramble Berry Ln	0.53mi	4/4.0 (-1)	3,632 (-1%)	11mo	$1,145,000	$315	60
6026 E Sonoran Trl	0.18mi	5/3.0	4,096 (+12%)	9mo	$997,000	$243	60
6374 E Amber Sun Dr	0.64mi	4/4.5 (-1)	3,671 (+0%)	5mo	$1,925,000	$524	58
33945 N 57th Pl	0.47mi	4/3.5 (-1)	3,451 (-6%)	9mo	$1,200,000	$348	54
6128 E Brilliant Sky Dr	0.42mi	4/3.5 (-1)	3,382 (-8%)	10mo	$1,575,000	$466	52
6184 E Dusty Coyote Cir	0.38mi	4/3.0 (-1)	4,095 (+12%)	4mo	$2,135,000	$521	50
6032 E Thunder Hawk Rd	0.73mi	4/3.5 (-1)	4,105 (+12%)	9mo	$1,800,000	$438	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-70,689
• Equity at exit: $137,548

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $38,713
• Equity at exit: $79,761

Cash invested: $258,300 (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 85266

• Home prices YoY: -20.5%
• Active inventory: 188
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $8,493 high
• Mortgage (P&I): −$4,838
• Tax from tax record: −$209 /mo · $2,503/yr
• Insurance: −$384
• HOA: −$35
• Vacancy / Maint / Mgmt: −$1,784
• Net cashflow: $1,244

Break-even live

Break-even rent $6,919

Max offer price $922,500

Occupancy floor 80%

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: $230,625
• Closing costs: $27,675
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6018 E Old West Way Scottsdale, AZ	5.0	2.5	2975	$7,800	$2.62	44d	1	0.25mi
34327 N 61st Pl Scottsdale, AZ	4.0	4.5	3326	$9,000	$2.71	44d	1	0.46mi
6332 E Dusty Coyote Cir Scottsdale, AZ	4.0	3.5	3791	$10,000	$2.64	24d	1	0.53mi
6469 E Amber Sun Dr Scottsdale, AZ	4.0	4.5	2903	$10,500	$3.62	24d	1	0.69mi
5907 E Calle de las Estrellas Cave Creek, AZ	4.0	3.5	3468	$12,000	$3.46	44d	1	1.05mi
5505 E Calle del Sol Cave Creek, AZ	5.0	3.5	4200	$3,900	$0.93	17d	1	1.26mi
6703 E Calle de las Estrellas Cave Creek, AZ	6.0	4.0	4000	$6,000	$1.50	22d	1	1.33mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: watergas

Listing history 25 events

1. 2026-06-13
   statusdays on market $922,500 Pending 137 DOM
2. 2026-06-09
   days on market $922,500 Active 134 DOM
3. 2026-06-08
   days on market $922,500 Active 133 DOM
4. 2026-06-07
   days on market $922,500 Active 132 DOM
5. 2026-06-04
   days on market $922,500 Active 129 DOM
6. 2026-06-03
   days on market $922,500 Active 128 DOM
7. 2026-06-02
   days on market $922,500 Active 127 DOM
8. 2026-06-01
   days on market $922,500 Active 126 DOM
9. 2026-05-31
   days on market $922,500 Active 125 DOM
10. 2026-04-30
    price $922,500 1115-char remark

    Show marketing remark (1115 chars)

    Wake up to breathtaking mountain views and the serenity of backing to protected NAOS open space. This beautifully maintained home offers privacy, natural beauty, and thoughtful upgrades throughout. Major improvements include two new gas heaters and two Trane variable-speed A/C units (one 4-ton and one 5-ton, installed in 2020), providing efficient year-round comfort. In 2021, all windows and doors were replaced with high-quality Anlin vinyl products—complete with a transferable lifetime warranty at no cost to the buyer—and the roof tile underlayment was fully replaced for added peace of mind. The exterior was freshly painted in 2024, while the interior received a fresh coat of paint in 2026, creating a clean, move-in-ready feel. A newer water heater (2018) rounds out the home's solid mechanical updates. An added bonus is the home's walking-distance proximity to top-rated schools and the YMCA making it one you won't want to miss. With stunning views, open-space backing, and extensive upgrades already completed, this home offers both beauty and long-term value in a truly special setting.

11. 2026-01-26
    listed $925,000 Active 1115-char remark

    Show marketing remark (1115 chars)

    Wake up to breathtaking mountain views and the serenity of backing to protected NAOS open space. This beautifully maintained home offers privacy, natural beauty, and thoughtful upgrades throughout. Major improvements include two new gas heaters and two Trane variable-speed A/C units (one 4-ton and one 5-ton, installed in 2020), providing efficient year-round comfort. In 2021, all windows and doors were replaced with high-quality Anlin vinyl products—complete with a transferable lifetime warranty at no cost to the buyer—and the roof tile underlayment was fully replaced for added peace of mind. The exterior was freshly painted in 2024, while the interior received a fresh coat of paint in 2026, creating a clean, move-in-ready feel. A newer water heater (2018) rounds out the home's solid mechanical updates. An added bonus is the home's walking-distance proximity to top-rated schools and the YMCA making it one you won't want to miss. With stunning views, open-space backing, and extensive upgrades already completed, this home offers both beauty and long-term value in a truly special setting.

12. 2005-03-21
    soldstatus $524,900 528-char remark

    Show marketing remark (528 chars)

    Wow! This is the best the sub-division has to offer. Unbelievable view of the Mountains & Sunsets! This oversized lot backs and sides to NAOS offering precious privacy in N. Scottsdale. The La Jolla is the most popular plan in La Buena Vida. This home offers so many nice features:Slate-like tile, Wood shutters, Huge view deck off of game room with outstanding views, and a Beautiful pool w/large grass area are naming just a few of the many amenities this home has to offer. The 5th bedroom is currently a den (no closet).

13. 2005-02-22
    soldstatus $524,900
14. 2005-01-19
    historical 528-char remark

    Show marketing remark (528 chars)

    Wow! This is the best the sub-division has to offer. Unbelievable view of the Mountains & Sunsets! This oversized lot backs and sides to NAOS offering precious privacy in N. Scottsdale. The La Jolla is the most popular plan in La Buena Vida. This home offers so many nice features:Slate-like tile, Wood shutters, Huge view deck off of game room with outstanding views, and a Beautiful pool w/large grass area are naming just a few of the many amenities this home has to offer. The 5th bedroom is currently a den (no closet).

15. 2004-10-11
    listed $524,900 528-char remark

    Show marketing remark (528 chars)

    Wow! This is the best the sub-division has to offer. Unbelievable view of the Mountains & Sunsets! This oversized lot backs and sides to NAOS offering precious privacy in N. Scottsdale. The La Jolla is the most popular plan in La Buena Vida. This home offers so many nice features:Slate-like tile, Wood shutters, Huge view deck off of game room with outstanding views, and a Beautiful pool w/large grass area are naming just a few of the many amenities this home has to offer. The 5th bedroom is currently a den (no closet).

16. 2002-09-30
    historical
17. 2002-08-05
    listed $380,000
18. 2002-07-30
    historical
19. 2002-05-30
    listed $380,000
20. 2002-05-30
    historical
21. 2002-03-22
    listed $380,000
22. 2001-09-20
    soldstatus $349,000
23. 2001-09-12
    soldstatus $349,000
24. 2001-08-24
    historical
25. 2001-07-23
    listed $375,000

ⓘ 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: $2,503 · $209/mo
• Projected year-2 tax: $6,088 · $507/mo
• Expected delta: +$3,586/yr (+$299/mo · 143.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $101,918
• − Mortgage interest: −$51,674
• − Property taxes: −$2,503
• − Insurance: −$4,612
• − Repairs & maintenance: −$8,153
• − Management: −$8,153
• − HOA: −$420
• − Depreciation: −$26,836
• Taxable loss: −$435
• Est. tax savings @ 24.0%: +$104
• After-tax cash flow: $15,032/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: Cave Creek Unified District (4244)
• NCES district ID: 0400001
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 59% ▼ -8.00%
• Median HH income: $102,788
• Composite: 54.46/100
• National rank: #1351
• State rank: #13 of 249 in AZ

Livability — Scottsdale

• Score: 80/100
• State rank: #4
• US rank: #1756

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottsdale, AZ
• County: Maricopa County · 4,537,380 people
• City population: 290,846
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 12,516
• Household income: $151,923
• Rent vs Own: 2.4% rent · 97.6% own
• Severe rent burden: 51.0

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 (86%)
• Race & ethnicity: White 86% Asian 6% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 5% Portuguese 3% Slovak 3%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 93% English-only · Russian/Polish/Slavic 1% Other Indo-European 1% Spanish 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: ▼ -79.44%
• Current HPI: 308.0227
• Rent YoY: —
• 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

+146.0% since first listed

16 events — show timeline

• 2026-04-30 Price Changed $922,500 ARMLS
• 2026-01-26 Listed $925,000 ARMLS
• 2005-03-21 Sold (MLS) $524,900 ARMLS
• 2005-02-22 Sold (Public Records) $524,900 Public Records
• 2005-01-19 Listing Removed — ARMLS
• 2004-10-11 Listed $524,900 ARMLS
• 2002-09-30 Listing Removed — ARMLS
• 2002-08-05 Listed $380,000 ARMLS
• 2002-07-30 Listing Removed — ARMLS
• 2002-05-30 Listing Removed — ARMLS
• 2002-05-30 Listed $380,000 ARMLS
• 2002-03-22 Listed $380,000 ARMLS
• 2001-09-20 Sold (MLS) $349,000 ARMLS
• 2001-09-12 Sold (Public Records) $349,000 Public Records
• 2001-08-24 Listing Removed — ARMLS
• 2001-07-23 Listed $375,000 ARMLS

Property tax history

+1.9%/yr

Latest (2025): $2,503 · +1.9% YoY. Source: county tax records.