7291 N Scottsdale Rd #3013 · Scottsdale, AZ 85253

$540,000

2 bd · 3.0 ba · 1,244 sqft · Condo public records · 27 Days on market

Built 2009 $742/mo HOA · 22% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.0/30.0
• Schools +4.8/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.0/10.0

Listing remarks

Experience elevated PV & Scottsdale living in Artesia, a sought-after gated community in McCormick Ranch near Old Town, Kierland, golf, dining, shopping, and entertainment. This rare third-floor 2-bedroom, 2-bath condo offers 1,244 sq ft with beautiful golf course and mountain views. Inside, travertine flooring, granite countertops, high ceilings, and a gas fireplace create warmth and timeless appeal, while the 2023 HVAC with Airscrubber system adds modern comfort. The scenic primary suite feels peaceful and private, and the balcony is the perfect place to enjoy Arizona sunsets, mountain backdrops, and fireworks when McCormick Ranch hosts events. With two assigned garage spaces, gated

Key facts

• Gated community
• Travertine flooring
• Gas fireplace

Tags

• GATED COMMUNITY
• GOLF COURSE VIEWS
• MOUNTAIN VIEWS
• TRAVERTINE FLOORING
• GRANITE COUNTERTOPS
• GAS FIREPLACE

Property features AI

Finance

• Other: Community amenities include pool, spa, golf, biking/walking paths
• Financial info: Conventional financing available
• HOA & community: HOA fees include roof repair and replacement, insurance, sewer, grounds maintenance, trash, water, and exterior maintenance; Monthly association fee; Additional annual association fee

Exterior

• Parking: Covered parking for 2; Assigned gated parking in a community structure; 2-car garage
• Security: Gated community; Fire sprinkler system
• Utilities: City water; Public sewer
• Home design: Condominium (attached apartment)
• Construction: Stucco and wood-frame construction; Tile roof
• Exterior features: Balcony; Private streets; Adjacent to wash; On golf course; Golf and mountain views

Interior

• Kitchen: Refrigerator; Dishwasher; Garbage disposal; Water purifier; Built-in microwave; Kitchen island
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Stone
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air; Ceiling fans; Other cooling
• Interior features: High-speed internet; Granite counters; Double vanity in primary bath; Breakfast bar; 9+ foot flat ceilings; Elevator access; Furnished (see remarks); No interior steps; Kitchen island; Primary bedroom with full bath; Separate shower and tub; Dual-pane windows; Living room gas fireplace
• Laundry & utility: Laundry inside unit

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $540k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (41.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $344k (36.3% below list).
• Recommended offer: $314k (41.9% below list) — sets the bar for cash-flow.
• Cap rate 3.4% 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.
• Zoned schools: Kiva Elementary School (math 66% / reading 67%, grade B+, #79 of 1,109 statewide, top 7%, 527 students, 10% FRL); Mohave Middle School (math 45% / reading 48%, grade D+, #43 of 218 statewide, top 20%, 799 students, 31% FRL); Saguaro High School (math 37% / reading 41%, grade F, #78 of 381 statewide, top 20%, 1,466 students, 25% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: Rents rising fast (+8.6%/yr); 349 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• In year one you build about $58k of equity ($4k loan paydown + $54k appreciation (10.0% local appreciation)).
• 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 ~$93k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($532k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: major flood 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 $313,796 (41.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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 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: 0.64% ✗
• Cap rate: 3.45%
• Cash-on-cash: -10.16%
• DSCR: 0.55
• GRM: 13.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.53×
• Total profit: $230,934
• Equity at exit: $486,475

10-year hold

• IRR: 18.3%
• Equity multiple: 6.22×
• Total profit: $789,654
• Equity at exit: $1,049,101

Cash invested: $151,200 (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 85253

• Home prices YoY: 4.2%
• Rents YoY: 8.6%
• Active inventory: 349
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $3,439 high
• Mortgage (P&I): −$2,832
• Tax from tax record: −$199 /mo · $2,385/yr
• Insurance: −$225
• HOA: −$742
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $-1,280

Break-even live

Break-even rent $5,060

Max offer price $313,796

Occupancy floor —

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: $135,000
• Closing costs: $16,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7291 N Scottsdale Rd Paradise Valley, AZ	1.0–2.0	1.0–2.5	1287	$4,200	$3.26	7d	7	0.04mi
7291 N Scottsdale Rd Paradise Valley, AZ	1.0–2.0	1.0–2.5	1287	$4,200	$3.26	44d	6	0.04mi
7291 N Scottsdale Rd Paradise Valley, AZ	1.0–2.0	1.0–2.5	1287	$4,200	$3.26	16d	6	0.04mi
7575 E Indian Bend Rd Unit 709 Scottsdale, AZ	2.0	2.0	1070	$2,800	$2.62	24d	1	0.56mi
7575 E Indian Bend Rd Scottsdale, AZ	1.0–3.0	1.0–2.0	980	$2,375	$2.42	16d	4	0.56mi
7575 E Indian Bend Rd Scottsdale, AZ	1.0–3.0	1.0–2.0	980	$3,125	$3.19	4d	3	0.56mi
7575 E Indian Bend Rd Scottsdale, AZ	2.0–3.0	2.0	1151	$3,200	$2.78	7d	2	0.56mi
7575 E Indian Bend Rd Scottsdale, AZ	2.0–3.0	2.0	1151	$2,345	$2.04	11d	3	0.56mi
7601 E Indian Bend Rd #1039 Scottsdale, AZ	2.0	2.0	1364	$3,495	$2.56	11d	1	0.65mi
7609 E Indian Bend Rd Scottsdale, AZ	2.0	2.0–2.5	1184	$2,975	$2.51	11d	2	0.68mi
7609 E Indian Bend Rd #1015 Scottsdale, AZ	2.0	2.0	1184	$4,000	$3.38	43d	1	0.69mi
7641 E Indian Bend Rd Scottsdale, AZ	3.0	3.0	1387	$2,750	$1.98	21d	1	0.72mi
7224 N Via Camello Del Norte #15 Scottsdale, AZ	3.0	2.0	1364	$9,800	$7.18	43d	1	0.72mi
7100 E Lincoln Dr Paradise Valley, AZ	2.0	1.0–2.0	878	$2,802	$3.19	1d	18	0.72mi
7729 E Joshua Tree Ln Scottsdale, AZ	2.0	2.5	1366	$5,800	$4.25	43d	1	0.74mi
7833 E Foxmore Ln Unit 1545809P Scottsdale, AZ	2.0	2.0	1496	$3,710	$2.48	14d	1	0.79mi
8651 E Royal Palm Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	1109	$2,495	$2.25	2d	4	0.79mi
8651 E Royal Palm Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	1109	$2,495	$2.25	14d	4	0.79mi
7344 N Via Camello Del Norte Unit 227 Scottsdale, AZ	3.0	2.0	1364	$3,250	$2.38	19d	1	0.80mi
7000 N Via Camello Del Sur #34 Scottsdale, AZ	3.0	2.0	1335	$8,000	$5.99	43d	1	0.82mi
7316 N Via Camello del Norte Scottsdale, AZ	2.0	2.0	1238	$3,000	$2.42	43d	1	0.82mi
7340 N Via Camello del Norte #234 Scottsdale, AZ	2.0	2.0	1238	$6,000	$4.85	43d	1	0.83mi
7340 N Via Camello del Norte #234 Scottsdale, AZ	2.0	2.0	1238	$2,900	$2.34	24d	1	0.83mi
7818 E Via Camello #53 Scottsdale, AZ	3.0	2.0	1335	$2,500	$1.87	14d	1	0.85mi
7356 N Via Camello del Norte #208 Scottsdale, AZ	3.0	2.0	1364	$2,500	$1.83	43d	1	0.85mi
7356 N Via Camello Del Norte Unit 210 Scottsdale, AZ	2.0	2.0	1278	$5,500	$4.30	43d	1	0.85mi
7001 N Via Camello Del Sur Scottsdale, AZ	3.0	2.0	1335	$2,600	$1.95	43d	1	0.86mi
7901 E Joshua Tree Ln Scottsdale, AZ	2.0	2.0	1432	$6,100	$4.26	17d	1	0.87mi
7575 E Indian Bend Rd Scottsdale, AZ	1.0	1.0	731	$1,550	$2.12	13d	1	0.87mi
7424 N Via Camello del Norte #185 Scottsdale, AZ	2.0	2.0	1238	$9,500	$7.67	1d	1	0.87mi
7424 N Via Camello Del Norte Unit 190 Scottsdale, AZ	3.0	2.0	1321	$2,795	$2.12	43d	1	0.87mi
7341 N Via Camello del Norte #131 Scottsdale, AZ	3.0	2.0	1329	$3,500	$2.63	24d	1	0.88mi
7341 N Via Camello del Norte #131 Scottsdale, AZ	3.0	2.0	1329	$2,975	$2.24	19d	1	0.88mi
7360 N Via Camello Del Norte #201 Scottsdale, AZ	3.0	2.0	1364	$4,600	$3.37	43d	1	0.88mi
7428 N Via Camello del Norte #178 Scottsdale, AZ	2.0	2.0	1238	$7,500	$6.06	43d	1	0.90mi
7428 N Via Camello del Norte #183 Scottsdale, AZ	2.0	2.0	1238	$9,500	$7.67	43d	1	0.90mi
7800 E Lincoln Dr Scottsdale, AZ	2.0	2.0	1314	$4,348	$3.31	43d	2	0.93mi
6466 N 77th Pl Scottsdale, AZ	3.0	2.0	1256	$4,200	$3.34	43d	1	0.96mi
6459 N 77th Way Scottsdale, AZ	2.0	2.0	1070	$2,795	$2.61	43d	1	1.00mi
6350 N 78th St #277 Scottsdale, AZ	3.0	2.0	1256	$2,295	$1.83	21d	1	1.11mi

HOA detail condo

• Monthly dues: $742 · $8,904/yr
• Likely covers: gassecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $540,000 Active 27 DOM
2. 2026-06-17
   days on market $540,000 Active 26 DOM
3. 2026-06-16
   days on market $540,000 Active 25 DOM
4. 2026-06-15
   days on market $540,000 Active 24 DOM
5. 2026-06-13
   days on market $540,000 Active 22 DOM
6. 2026-06-13
   days on market $540,000 Active 21 DOM
7. 2026-06-09
   days on market $540,000 Active 18 DOM
8. 2026-06-08
   days on market $540,000 Active 17 DOM
9. 2026-06-07
   days on market $540,000 Active 16 DOM
10. 2026-06-04
    days on market $540,000 Active 13 DOM
11. 2026-06-03
    days on market $540,000 Active 12 DOM
12. 2026-06-02
    days on market $540,000 Active 11 DOM
13. 2026-06-01
    days on market $540,000 Active 10 DOM
14. 2026-05-31
    days on market $540,000 Active 9 DOM
15. 2026-05-22
    listed $540,000 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: $2,385 · $199/mo
• Projected year-2 tax: $3,564 · $297/mo
• Expected delta: +$1,179/yr (+$98/mo · 49.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $41,272
• − Mortgage interest: −$30,248
• − Property taxes: −$2,385
• − Insurance: −$2,700
• − Repairs & maintenance: −$3,302
• − Management: −$3,302
• − HOA: −$8,904
• − Depreciation: −$15,709
• Taxable loss: −$25,278
• Est. tax savings @ 24.0%: +$6,067
• After-tax cash flow: $-9,299/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: 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): 17,904
• Household income: $184,979
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 298.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 9% Asian 5% Pacific Islander 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 4% Romanian 3% Slovak 3%
• Foreign-born: 15% · Canada, China
• Languages at home: 85% English-only · Spanish 5% Other Indo-European 4% Other Asian/Pacific 2%

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: ▲ 16.95%
• Current HPI: 416.0855
• Rent YoY: ▲ 8.63%
• 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

1 event — show timeline

• 2026-05-22 Listed $540,000 ARMLS

Property tax history

+13.6%/yr

Latest (2025): $2,385 · +4.4% YoY. Source: county tax records.