10055 N 142nd St #2250 · Scottsdale, AZ 85259

$549,000

3 bd · 3.0 ba · 1,548 sqft · Townhouse public records · 10 Days on market

Built 2006 1,599 sqft lot $355/sqft · 16% above area Est $472k · 16% over $350/mo HOA · 7% 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).

• Cash flow +16.8/30.0
• DSCR +5.2/10.0
• Schools +4.8/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Experience Scottsdale resort-style living in the gated community of Villas Verona, with panoramic views and bright natural light throughout this expansive 3-bed, 2-bath townhome. Elegance and refinement of the modern kitchen shines with new quartz countertops and stainless-steel appliances to create a luxury living experience. The soaring 10-foot ceilings and a perfectly laid out split floor-plan offers fully remodeled bathrooms and each bedroom has direct access to a private patio with striking mountain views. Residents of Villas Verona can enjoy community amenities like a pool, spa, and BBQ areas surrounded by lush landscaping. Directly attached 2-car garage with extra built-in storage, v

Key facts

• Gated community
• Quartz countertops
• Panoramic views

Tags

• GATED COMMUNITY
• PANORAMIC VIEWS
• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• SOARING 10-FOOT CEILINGS

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $350; Association covers roof repair/replacement, insurance, sewer, pest control, grounds maintenance, street maintenance, front yard maintenance, trash, water, and exterior maintenance; Community pool and heated community spa; Association rules prohibit visible truck/trailer/RV/boat

Exterior

• Parking: Covered parking for 2; 2-car garage with garage door opener and direct access; Attached garage cabinets
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Attached townhouse; Fee simple ownership; Mountain views
• Construction: Stucco and wood frame construction with painted and stone accents; Tile roof
• Exterior features: Balcony; Desert-front lot

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Garbage disposal; Kitchen island; Pantry; Breakfast bar; Granite counters
• Bedrooms: 3 possible bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High-speed internet; Granite counters; Double vanity; Breakfast bar; 9+ foot flat ceilings; Kitchen island; Pantry; Master bath with 3/4 bath configuration; Dual-pane windows
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $549k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/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 $496k (9.7% below list).
• Recommended offer: $496k (9.7% 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.
• 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: Anasazi Elementary (math 67% / reading 62%, grade B, #104 of 1,109 statewide, top 10%, 442 students, 13% FRL); Mountainside Middle School (math 54% / reading 58%, grade B-, #10 of 218 statewide, top 4%, 550 students, 11% FRL); Desert Mountain High School (math 49% / reading 47%, grade D, #46 of 381 statewide, top 12%, 1,880 students, 8% FRL).
• Market conditions: Rents rising (+3.2%/yr); 195 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 43% of the median local income ($138k/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 $4k of loan paydown is wiped out by about $16k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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 $303k; list at $549k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $495,555 (9.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

• ARV (median comp): $471,502
• List price: $549,000
• Delta: 18.56%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10055 N 142nd St #2340	0.02mi	3/2.0	1,548 (0%)	1mo	$460,000	$297	94
10055 N 142nd St #2260	0.01mi	3/2.0	1,548 (0%)	6mo	$583,800	$377	91
10055 N 142nd St #2180	0.02mi	3/2.0	1,548 (0%)	18mo	$526,500	$340	80
10055 N 142nd St #2020	0.04mi	3/2.0	1,548 (0%)	21mo	$560,000	$362	77
10055 N 142nd St #2060	0.04mi	3/2.0	1,548 (0%)	22mo	$540,000	$349	75

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 · 3.18% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-65,920
• Equity at exit: $81,858

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-25,368
• Equity at exit: $47,467

Cash invested: $153,720 (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 85259

• Home prices YoY: -28.7%
• Rents YoY: 3.2%
• Active inventory: 195
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $4,956 medium
• Mortgage (P&I): −$2,879
• Tax from tax record: −$108 /mo · $1,301/yr
• Insurance: −$229
• HOA: −$350
• Vacancy / Maint / Mgmt: −$1,041
• Net cashflow: $349

Break-even live

Break-even rent $4,514

Max offer price $549,000

Occupancy floor 88%

Sensitivity live

Price	-10% $659	-5% $504	+0% $349	+5% $193	+10% $38
Rent	-10% $-43	-5% $153	+0% $349	+5% $544	+10% $740
Rate	-1.0pp $625	-0.5pp $488	base $349	+0.5pp $206	+1.0pp $62

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11420 N 141st St Scottsdale, AZ	4.0	3.0	1997	$10,000	$5.01	0d	1	1.00mi
14046 E Geronimo Rd Scottsdale, AZ	3.0	2.5	2221	$5,800	$2.61	45d	1	1.10mi
11747 N 135th Pl Scottsdale, AZ	3.0	2.5	1945	$3,150	$1.62	26d	1	1.39mi
13450 E Via Linda #1017 Scottsdale, AZ	2.0	2.0	1550	$3,500	$2.26	21d	1	1.39mi

HOA detail

• Monthly dues: $350 · $4,200/yr
• Likely covers: landscapingpoolsecurity

Listing history 21 events

1. 2026-06-21
   days on market $549,000 Active 10 DOM
2. 2026-06-18
   days on market $549,000 Active 7 DOM
3. 2026-06-17
   days on market $549,000 Active 6 DOM
4. 2026-06-16
   days on market $549,000 Active 5 DOM
5. 2026-06-15
   days on market $549,000 Active 4 DOM
6. 2026-06-13
   days on market $549,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   pricestatusdays on marketlisting id $549,000 Active 1 DOM
9. 2026-03-21
   price $559,000 425-char remark
10. 2026-02-28
    listed $569,000 Active 425-char remark
11. 2026-02-20
    historical
12. 2017-06-16
    soldstatus $303,000
13. 2017-06-15
    soldstatus $309,000 Closed
14. 2017-05-05
    historical Under Contract Accepting Backups
15. 2017-05-05
    status Active
16. 2017-04-26
    status Pending
17. 2017-04-15
    listed $319,000 Active
18. 2007-04-02
    soldstatus $419,900
19. 2007-04-02
    soldstatus $419,900
20. 2007-03-02
    historical
21. 2007-02-23
    listed $419,900

ⓘ 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: $1,301 · $108/mo
• Projected year-2 tax: $3,623 · $302/mo
• Expected delta: +$2,322/yr (+$194/mo · 178.4%)

ⓘ 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 ≥112°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,467
• − Mortgage interest: −$30,753
• − Property taxes: −$1,301
• − Insurance: −$2,745
• − Repairs & maintenance: −$4,757
• − Management: −$4,757
• − HOA: −$4,200
• − Depreciation: −$15,971
• Taxable loss: −$5,018
• Est. tax savings @ 24.0%: +$1,204
• After-tax cash flow: $5,388/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): 21,670
• Household income: $137,895
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 586.0

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 (73%)
• Race & ethnicity: White 73% Asian 11% Two or more races 10% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 5% Italian 3% Lithuanian 2%
• Foreign-born: 17% · Canada, South Korea, China
• Languages at home: 82% English-only · Other Indo-European 4% Spanish 4% Chinese 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: ▼ -123.60%
• Current HPI: 307.0145
• Rent YoY: ▲ 3.18%
• 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

+30.7% since first listed

15 events — show timeline

• 2026-06-11 Listed $549,000 ARMLS
• 2026-05-21 Listing Removed — ARMLS
• 2026-03-21 Price Changed $559,000 ARMLS
• 2026-02-28 Listed $569,000 ARMLS
• 2026-02-20 Listing Removed — ARMLS
• 2017-06-16 Sold (Public Records) $303,000 Public Records
• 2017-06-15 Sold (MLS) $309,000 ARMLS
• 2017-05-05 Contingent — ARMLS
• 2017-05-05 Relisted — ARMLS
• 2017-04-26 Pending — ARMLS
• 2017-04-15 Listed $319,000 ARMLS
• 2007-04-02 Sold (Public Records) $419,900 Public Records
• 2007-04-02 Sold (MLS) $419,900 ARMLS
• 2007-03-02 Listing Removed — ARMLS
• 2007-02-23 Listed $419,900 ARMLS

Property tax history

-1.4%/yr

Latest (2025): $1,301 · -18.9% YoY. Source: county tax records.