28202 N 60th Pl N · Scottsdale, AZ 85331

$925,000

4 bd · 4.0 ba · 3,196 sqft · SingleFamily public records · 205 Days on market

Built 2003 0.68 ac lot $289/sqft · 21% below area Est $1165k · 21% under $108/mo HOA · 1% of rent

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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 +17.1/30.0
• ARV discount +15.0/15.0
• Schools +5.4/10.0
• DSCR +5.3/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled between Scottsdale & Carefree, this cul-de-sac, resort-style property is Your Ideal Home. This spacious home provides soaring ceilings, natural light & refined amenities. The gourmet kitchen is a culinary enthusiast's gift, featuring custom raised panel cabinetry, granite countertops, SS appliances (incl. brand new $13k KitchenAid fridge), ample storage & breakfast nook. Lg. solar tinted windows oversee the patio of dreams. Sports court, heated pool, spa, gas fire pit, outdoor kitchen, & mounted TV set the stage for an enclave of desert sunsets. Lg. French Doors guide you into the primary bedroom which has its own patio entrance, dual vanities, separate shower & soak-in tub. All bedrooms have walk-in closets. Bonus rooms ideal for home office, sitting room or gym. Laundry room Laundry room has w/d (to convey). Home has been meticulously maintained: 2025 new water heater, owned water softener. Many hand-crated, custom furniture pieces also for sale.

Key facts

• 0.68 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $925k.

Deal economics

• At list price, monthly cash flow is $647 ($8k/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 $780k (15.7% below list).
• Recommended offer: $780k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: 394 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $7,797/mo this rent would consume 72% of the median local household income ($129k/yr) (locally 169% 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 205 days — a 12% lower offer ($814k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago; this cycle's ask has dropped $74k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $475k; list at $925k implies a 95% 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 $779,694 (15.7% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 9.9

CMA / ARV

• ARV (median comp): $1,164,674
• List price: $925,000
• Delta: -20.58%
• 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
28243 N 58th St	0.23mi	4/3.0	3,100 (-3%)	6mo	$1,053,500	$340	75
28407 N 63rd St	0.34mi	4/2.5	3,362 (+5%)	7mo	$940,000	$280	64
28421 N 59th Way	0.17mi	3/3.5 (-1)	2,946 (-8%)	12mo	$1,600,000	$543	63
28413 N 59th Pl	0.18mi	3/3.5 (-1)	2,946 (-8%)	11mo	$1,751,980	$595	62
5716 E Desert Vista Trl	0.35mi	5/3.0 (+1)	2,960 (-7%)	3mo	$980,000	$331	60
5677 E Hedgehog Pl	0.59mi	3/2.5 (-1)	3,130 (-2%)	1mo	$1,025,000	$327	57
28701 N 61st St	0.33mi	4/3.0	2,988 (-6%)	20mo	$855,000	$286	53
5851 E Hedgehog Pl	0.35mi	4/3.5	3,622 (+13%)	8mo	$1,325,000	$366	53
6026 E Saguaro Vista Ct	0.43mi	4/3.0	3,003 (-6%)	20mo	$1,100,000	$366	50
5795 E Pinnacle Vista Dr	0.66mi	4/4.5	3,155 (-1%)	23mo	$1,075,000	$341	46
6386 E Quail Track Dr	0.74mi	4/3.5	3,602 (+13%)	7mo	$1,750,000	$486	37
5675 E Greythorn Dr	0.48mi	3/2.5 (-1)	3,422 (+7%)	24mo	$1,179,600	$345	35

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-109,082
• Equity at exit: $137,921

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-43,616
• Equity at exit: $79,977

Cash invested: $259,000 (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 85331

• Home prices YoY: -29.8%
• Active inventory: 394
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $7,797 high
• Mortgage (P&I): −$4,851
• Tax from tax record: −$168 /mo · $2,016/yr
• Insurance: −$385
• HOA: −$108
• Vacancy / Maint / Mgmt: −$1,637
• Net cashflow: $647

Break-even live

Break-even rent $6,977

Max offer price $925,000

Occupancy floor 87%

Sensitivity live

Price	-10% $1,171	-5% $909	+0% $647	+5% $386	+10% $-980
Rent	-10% $31	-5% $339	+0% $647	+5% $955	+10% $1,263
Rate	-1.0pp $1,113	-0.5pp $883	base $647	+0.5pp $408	+1.0pp $164

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: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6520 E Peak View Rd Cave Creek, AZ	4.0	3.0	2258	$6,500	$2.88	44d	1	0.78mi
5413 E Juniper Canyon Dr Cave Creek, AZ	4.0	4.5	4185	$14,995	$3.58	2d	1	1.10mi
29143 N 68th Way Scottsdale, AZ	3.0	3.0	2706	$4,500	$1.66	1d	1	1.18mi
6896 E Lomas Verdes Dr Scottsdale, AZ	4.0	3.5	3493	$15,000	$4.29	44d	1	1.34mi
29705 N 69th Pl Scottsdale, AZ	4.0	2.5	2852	$4,450	$1.56	44d	1	1.45mi
29705 N 69th Pl Scottsdale, AZ	3.0	2.5	2852	$3,900	$1.37	22d	1	1.45mi

HOA detail

• Monthly dues: $108 · $1,296/yr
• Likely covers: watergaspoolgym

Listing history 24 events

1. 2026-04-16
   price $925,000 990-char remark

   Show marketing remark (990 chars)

   Nestled between Scottsdale & Carefree, this cul-de-sac, resort-style property is Your Ideal Home. This spacious home provides soaring ceilings, natural light & refined amenities. The gourmet kitchen is a culinary enthusiast's gift, featuring custom raised panel cabinetry, granite countertops, SS appliances (incl. brand new $13k KitchenAid fridge), ample storage & breakfast nook. Lg. solar tinted windows oversee the patio of dreams. Sports court, heated pool, spa, gas fire pit, outdoor kitchen, & mounted TV set the stage for an enclave of desert sunsets. Lg. French Doors guide you into the primary bedroom which has its own patio entrance, dual vanities, separate shower & soak-in tub. All bedrooms have walk-in closets. Bonus rooms ideal for home office, sitting room or gym. Laundry room Laundry room has w/d (to convey). Home has been meticulously maintained: 2025 new water heater, owned water softener. Many hand-crated, custom furniture pieces also for sale.

2. 2025-11-01
   listed $999,000 Active 990-char remark

   Show marketing remark (990 chars)

   Nestled between Scottsdale & Carefree, this cul-de-sac, resort-style property is Your Ideal Home. This spacious home provides soaring ceilings, natural light & refined amenities. The gourmet kitchen is a culinary enthusiast's gift, featuring custom raised panel cabinetry, granite countertops, SS appliances (incl. brand new $13k KitchenAid fridge), ample storage & breakfast nook. Lg. solar tinted windows oversee the patio of dreams. Sports court, heated pool, spa, gas fire pit, outdoor kitchen, & mounted TV set the stage for an enclave of desert sunsets. Lg. French Doors guide you into the primary bedroom which has its own patio entrance, dual vanities, separate shower & soak-in tub. All bedrooms have walk-in closets. Bonus rooms ideal for home office, sitting room or gym. Laundry room Laundry room has w/d (to convey). Home has been meticulously maintained: 2025 new water heater, owned water softener. Many hand-crated, custom furniture pieces also for sale.

3. 2015-10-23
   soldstatus $475,000
4. 2015-10-20
   soldstatus $475,000 Closed 776-char remark

   Show marketing remark (776 chars)

   This exceptional value home is the one you have been waiting for! Single story immaculate family home with all the amenities you desire. Great Room open concept split floor plan. 4 large bedrooms with a bonus room and office. The spacious kitchen features built-in oven and microwave, side by side refrigerator and smooth cook-top. Upgraded cabinets and beautiful granite. The great room looks out to the 1/2 acre yard with sparkling pool and spa with resort like atmosphere. In addition, there is a sport court, outdoor BBQ set up, fire pit and room for more. Beautiful desert views. The private owners suite is split from the other bedrooms. The master bath has dual vanities, large soaking tub, walk in shower and a huge walk-in closet. Move in ready, cul-de-sac location.

5. 2015-09-25
   status Pending 776-char remark

   Show marketing remark (776 chars)

   This exceptional value home is the one you have been waiting for! Single story immaculate family home with all the amenities you desire. Great Room open concept split floor plan. 4 large bedrooms with a bonus room and office. The spacious kitchen features built-in oven and microwave, side by side refrigerator and smooth cook-top. Upgraded cabinets and beautiful granite. The great room looks out to the 1/2 acre yard with sparkling pool and spa with resort like atmosphere. In addition, there is a sport court, outdoor BBQ set up, fire pit and room for more. Beautiful desert views. The private owners suite is split from the other bedrooms. The master bath has dual vanities, large soaking tub, walk in shower and a huge walk-in closet. Move in ready, cul-de-sac location.

6. 2015-09-18
   price $494,900 776-char remark

   Show marketing remark (776 chars)

   This exceptional value home is the one you have been waiting for! Single story immaculate family home with all the amenities you desire. Great Room open concept split floor plan. 4 large bedrooms with a bonus room and office. The spacious kitchen features built-in oven and microwave, side by side refrigerator and smooth cook-top. Upgraded cabinets and beautiful granite. The great room looks out to the 1/2 acre yard with sparkling pool and spa with resort like atmosphere. In addition, there is a sport court, outdoor BBQ set up, fire pit and room for more. Beautiful desert views. The private owners suite is split from the other bedrooms. The master bath has dual vanities, large soaking tub, walk in shower and a huge walk-in closet. Move in ready, cul-de-sac location.

7. 2015-08-14
   listed $499,900 Active 776-char remark

   Show marketing remark (776 chars)

   This exceptional value home is the one you have been waiting for! Single story immaculate family home with all the amenities you desire. Great Room open concept split floor plan. 4 large bedrooms with a bonus room and office. The spacious kitchen features built-in oven and microwave, side by side refrigerator and smooth cook-top. Upgraded cabinets and beautiful granite. The great room looks out to the 1/2 acre yard with sparkling pool and spa with resort like atmosphere. In addition, there is a sport court, outdoor BBQ set up, fire pit and room for more. Beautiful desert views. The private owners suite is split from the other bedrooms. The master bath has dual vanities, large soaking tub, walk in shower and a huge walk-in closet. Move in ready, cul-de-sac location.

8. 2009-09-17
   soldstatus $375,000
9. 2009-09-17
   soldstatus $375,000
10. 2009-07-27
    historical
11. 2009-05-25
    listed $375,000
12. 2008-07-18
    historical
13. 2008-01-18
    listed $639,900
14. 2007-09-30
    historical
15. 2007-01-03
    listed $689,000
16. 2006-09-25
    historical
17. 2006-09-08
    listed $850,000
18. 2006-09-05
    historical
19. 2006-06-19
    listed $739,000
20. 2003-05-29
    soldstatus $422,700
21. 2003-05-22
    soldstatus $422,700
22. 2003-03-25
    historical
23. 2003-02-21
    listed $444,500
24. 1997-10-30
    soldstatus $4,300,000

ⓘ 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: $2,016 · $168/mo
• Projected year-2 tax: $6,105 · $509/mo
• Expected delta: +$4,089/yr (+$341/mo · 202.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 13% 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $93,563
• − Mortgage interest: −$51,814
• − Property taxes: −$2,016
• − Insurance: −$4,625
• − Repairs & maintenance: −$7,485
• − Management: −$7,485
• − HOA: −$1,296
• − Depreciation: −$26,909
• Taxable loss: −$8,067
• Est. tax savings @ 24.0%: +$1,936
• After-tax cash flow: $9,704/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

• County: Maricopa County · 4,537,380 people
• City population: 290,846
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 31,968
• Household income: $129,083
• Rent vs Own: 7.4% rent · 92.6% own
• Severe rent burden: 169.0

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% Hispanic / Latino 7% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 5% Italian 4% Portuguese 4%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -134.66%
• Current HPI: 316.6855
• 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

-78.5% since first listed

24 events — show timeline

• 2026-04-16 Price Changed $925,000 ARMLS
• 2025-11-01 Listed $999,000 ARMLS
• 2015-10-23 Sold (Public Records) $475,000 Public Records
• 2015-10-20 Sold (MLS) $475,000 ARMLS
• 2015-09-25 Pending — ARMLS
• 2015-09-18 Price Changed $494,900 ARMLS
• 2015-08-14 Listed $499,900 ARMLS
• 2009-09-17 Sold (Public Records) $375,000 Public Records
• 2009-09-17 Sold (MLS) $375,000 ARMLS
• 2009-07-27 Listing Removed — ARMLS
• 2009-05-25 Listed $375,000 ARMLS
• 2008-07-18 Listing Removed — ARMLS
• 2008-01-18 Listed $639,900 ARMLS
• 2007-09-30 Listing Removed — ARMLS
• 2007-01-03 Listed $689,000 ARMLS
• 2006-09-25 Listing Removed — ARMLS
• 2006-09-08 Listed $850,000 ARMLS
• 2006-09-05 Listing Removed — ARMLS
• 2006-06-19 Listed $739,000 ARMLS
• 2003-05-29 Sold (MLS) $422,700 ARMLS
• 2003-05-22 Sold (Public Records) $422,700 Public Records
• 2003-03-25 Listing Removed — ARMLS
• 2003-02-21 Listed $444,500 ARMLS
• 1997-10-30 Sold (Public Records) $4,300,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $2,016 · +0.4% YoY. Source: county tax records.