720 N 82nd St Unit E214 · Scottsdale, AZ 85257

$117,300

1 bd · 1.0 ba · 634 sqft · Condo · 129 Days on market

Built 1963 Fair condition $185/sqft · at area comps Est $121k · at est. $299/mo HOA · 20% of rent ↓ 2% since listing

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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 +15.4/30.0
• ARV discount +9.0/15.0
• 1% rule +7.5/10.0
• Schools +4.8/10.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT PRICE ON 1 BEDROOM. ENJOY POOL VIEWS FROM LIVING AREA & COVERED BALCONY. LARGE WALK IN CLOSET, UPDATED KITCHEN & BATH. CUSTOM HEAT & SUN SHADE IN BEDROOM. STEPS FROM LAUNDRY WITH POOL BELOW. $299 MONTHLY COVERS:TAXES, BLANKET INSUR, WATER, GARBAGE, FULL REPAIR OF A/C & HEATING UNITS, WATER HEATERS, ELECTRICAL & PLUMBING IN WALLS, ROOFS, BUILDING, 7 POOLS, 13 LAUNDRY ROOMS (UPSTAIRS & DOWN) SPORT COURT, PICNIC & PLAY AREAS. COOP MUST BE *CASH, NO RENTALS ALLOWED, EASY BOARD & CREDIT APPROVAL DONE, NO TITLE FEES, BUYER HAS MEMBERSHIP FOR LIVE. NEAR FREEWAYS, SCHOOLS, SHOPPING, FREE SCOTTSDALE TROLLEY, BUS STOP & MORE. PERFECT FOR WINTER VISITORS, ASU STUDENTS OR JUST WANTING MAINTENANCE FREE LIVING IN THE HEART OF SCOTTSDALE!

Key facts

• Covered balcony
• Custom heat
• Updated kitchen

Tags

• COVERED BALCONY
• LARGE WALK IN CLOSET
• UPDATED KITCHEN
• CUSTOM HEAT
• SEVEN POOLS
• THIRTEEN LAUNDRY ROOMS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $117k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $44 ($532/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).
• Recommended offer: $103k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• Scottsdale Unified District (4240) (urban): math 53% / reading 55% proficiency, ranked #30 of 249 in AZ (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.8%/yr); 262 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $811 of loan paydown is wiped out by about $4k 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 129 days — a 12% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,224 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 6.7

CMA / ARV

• ARV (median comp): $121,207
• List price: $117,300
• Delta: -3.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.8% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-16,271
• Equity at exit: $17,490

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-10,896
• Equity at exit: $10,142

Cash invested: $32,844 (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 85257

• Rents YoY: 2.8%
• Active inventory: 262
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,461 high
• Mortgage (P&I): −$615
• Tax est. 1.5%: −$147 /mo · $1,760/yr
• Insurance: −$49
• HOA: −$299
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $44

Break-even live

Break-even rent $1,405

Max offer price $117,300

Occupancy floor 92%

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: $29,325
• Closing costs: $3,519
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8030 E Garfield St Unit 06 Scottsdale, AZ	1.0	1.0	696	$1,299	$1.87	20d	1	0.17mi
1221 N 85th Pl Apt 204 Scottsdale, AZ	1.0	1.0	602	$1,395	$2.32	20d	1	0.64mi
1221 N 85th Pl Unit 101 Scottsdale, AZ	1.0	1.0	602	$1,395	$2.32	3d	1	0.65mi
1406 N 85th Pl Scottsdale, AZ	1.0	1.0	650	$1,357	$2.09	24d	1	0.68mi
7602 E Polk St Unit 101 Scottsdale, AZ	2.0	1.0	720	$1,475	$2.05	3d	1	0.71mi
8550 E McDowell Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	823	$1,541	$1.87	2d	5	0.82mi
1251 N Miller Rd Scottsdale, AZ	1.0	1.0	600	$1,615	$2.69	7d	1	0.83mi
7431 E Portland St Scottsdale, AZ	—	1.0	490	$1,200	$2.45	18d	1	0.84mi
8750 E McDowell Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	690	$1,350	$1.96	7d	8	0.98mi
7320 E Belleview St Scottsdale, AZ	2.0	1.5	741	$1,895	$2.56	18d	1	1.02mi
1301 N Scottsdale Rd Scottsdale, AZ	3.0	1.0–2.0	1079	$1,861	$1.73	1d	30	1.06mi
1301 N Scottsdale Rd Scottsdale, AZ	3.0	1.0–2.0	1079	$1,850	$1.71	10d	34	1.06mi
7309 E Belleview St Unit 7309 3 Scottsdale, AZ	1.0	1.0	684	$1,200	$1.75	16d	1	1.06mi
7220 E McKellips Rd Scottsdale, AZ	1.0	1.0	375	$1,615	$4.31	2d	12	1.13mi
7225 E Belleview St Unit 09 Scottsdale, AZ	—	1.0	468	$995	$2.13	18d	1	1.13mi
1205 E Harry St Tempe, AZ	2.0	1.0	660	$995	$1.51	1d	1	1.21mi
8056 E Oak St Scottsdale, AZ	2.0	1.0	715	$1,395	$1.95	24d	1	1.23mi
1141 E Harry St Tempe, AZ	2.0	1.0	660	$1,195	$1.81	1d	1	1.23mi
1135 E Harry St Tempe, AZ	2.0	1.0	660	$1,195	$1.81	1d	1	1.24mi
8046 E Oak St Scottsdale, AZ	2.0	1.0	728	$1,799	$2.47	24d	1	1.24mi
8026 E Oak St Unit 8026 Scottsdale, AZ	2.0	1.0	728	$1,595	$2.19	24d	1	1.24mi
2100 N Scottsdale Rd Tempe, AZ	2.0	1.0–2.0	764	$1,532	$2.01	2d	29	1.25mi
8030 E Oak St Scottsdale, AZ	2.0	1.0	728	$1,625	$2.23	7d	1	1.26mi
1007 N Scovel St Tempe, AZ	1.0	1.0	600	$1,200	$2.00	1d	1	1.32mi
2435 N McAllister Ave Tempe, AZ	1.0	1.0	690	$1,235	$1.79	7d	2	1.40mi
7115 E McDowell Rd Scottsdale, AZ	2.0	1.0–2.0	858	$2,084	$2.43	1d	26	1.41mi
906 N Miller Rd Tempe, AZ	2.0	1.0–2.0	935	$1,994	$2.13	1d	12	1.42mi
2001 N Scottsdale Rd Scottsdale, AZ	3.0	1.0–2.0	919	$1,885	$2.05	1d	10	1.44mi

HOA detail condo

• Monthly dues: $299 · $3,588/yr
• Likely covers: watertrashelectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $117,300 Active 129 DOM
2. 2026-06-17
   days on market $117,300 Active 128 DOM
3. 2026-06-16
   days on market $117,300 Active 127 DOM
4. 2026-06-15
   days on market $117,300 Active 126 DOM
5. 2026-06-13
   days on market $117,300 Active 124 DOM
6. 2026-06-09
   days on market $117,300 Active 120 DOM
7. 2026-06-08
   days on market $117,300 Active 119 DOM
8. 2026-06-07
   days on market $117,300 Active 118 DOM
9. 2026-06-04
   days on market $117,300 Active 115 DOM
10. 2026-06-03
    days on market $117,300 Active 114 DOM
11. 2026-06-02
    days on market $117,300 Active 113 DOM
12. 2026-06-01
    days on market $117,300 Active 112 DOM
13. 2026-05-31
    days on market $117,300 Active 111 DOM
14. 2026-05-12
    price $117,300 775-char remark

    Show marketing remark (775 chars)

    GREAT PRICE ON 1 BEDROOM. ENJOY POOL VIEWS FROM LIVING AREA & COVERED BALCONY. LARGE WALK IN CLOSET, UPDATED KITCHEN & BATH. CUSTOM HEAT & SUN SHADE IN BEDROOM. STEPS FROM LAUNDRY WITH POOL BELOW. $299 MONTHLY COVERS:TAXES, BLANKET INSUR, WATER, GARBAGE, FULL REPAIR OF A/C & HEATING UNITS, WATER HEATERS, ELECTRICAL & PLUMBING IN WALLS, ROOFS, BUILDING, 7 POOLS, 13 LAUNDRY ROOMS (UPSTAIRS & DOWN) SPORT COURT, PICNIC & PLAY AREAS. COOP MUST BE *CASH, NO RENTALS ALLOWED, EASY BOARD & CREDIT APPROVAL DONE, NO TITLE FEES, BUYER HAS MEMBERSHIP FOR LIVE. NEAR FREEWAYS, SCHOOLS, SHOPPING, FREE SCOTTSDALE TROLLEY, BUS STOP & MORE. PERFECT FOR WINTER VISITORS, ASU STUDENTS OR JUST WANTING MAINTENANCE FREE LIVING IN THE HEART OF SCOTTSDALE!

15. 2026-02-09
    listed $119,900 Active 775-char remark

    Show marketing remark (775 chars)

    GREAT PRICE ON 1 BEDROOM. ENJOY POOL VIEWS FROM LIVING AREA & COVERED BALCONY. LARGE WALK IN CLOSET, UPDATED KITCHEN & BATH. CUSTOM HEAT & SUN SHADE IN BEDROOM. STEPS FROM LAUNDRY WITH POOL BELOW. $299 MONTHLY COVERS:TAXES, BLANKET INSUR, WATER, GARBAGE, FULL REPAIR OF A/C & HEATING UNITS, WATER HEATERS, ELECTRICAL & PLUMBING IN WALLS, ROOFS, BUILDING, 7 POOLS, 13 LAUNDRY ROOMS (UPSTAIRS & DOWN) SPORT COURT, PICNIC & PLAY AREAS. COOP MUST BE *CASH, NO RENTALS ALLOWED, EASY BOARD & CREDIT APPROVAL DONE, NO TITLE FEES, BUYER HAS MEMBERSHIP FOR LIVE. NEAR FREEWAYS, SCHOOLS, SHOPPING, FREE SCOTTSDALE TROLLEY, BUS STOP & MORE. PERFECT FOR WINTER VISITORS, ASU STUDENTS OR JUST WANTING MAINTENANCE FREE LIVING IN THE HEART OF SCOTTSDALE!

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥112°F today · 14 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: $17,529
• − Mortgage interest: −$6,571
• − Property taxes: −$1,760
• − Insurance: −$586
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − HOA: −$3,588
• − Depreciation: −$3,412
• Taxable loss: −$1,193
• Est. tax savings @ 24.0%: +$286
• After-tax cash flow: $818/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

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and appeal to buyers. Key areas for improvement include the kitchen and bathroom, which need new appliances and fixtures. Painting the interior walls and replacing the carpet will also enhance the home's curb appeal and comfort.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen appliances — outdated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace carpet — new carpet improves comfort and appearance
• Resale update kitchen appliances — new appliances modernize the kitchen
• Resale update bathroom fixtures — new fixtures enhance the bathroom's appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace carpet — new carpet improves comfort and appearance ↑
• Resale update kitchen appliances — new appliances modernize the kitchen ↑
• Resale update bathroom fixtures — new fixtures enhance the bathroom's appearance ↑

ⓘ 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: Scottsdale Unified District (4240)
• NCES district ID: 0407570
• Math proficiency: 53% ▼ -10.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $70,139
• Composite: 48.02/100
• National rank: #2196
• State rank: #30 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): 29,812
• Household income: $86,962
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 1086.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 16% Two or more races 13% Black 4% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 3% Romanian 3% Italian 3%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 1% Korean 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: ▼ -411.72%
• Current HPI: 412.043
• Rent YoY: ▲ 2.80%
• 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

-2.2% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $117,300 ARMLS
• 2026-02-09 Listed $119,900 ARMLS