808 N 82nd St Unit F114 · Scottsdale, AZ 85257

$115,000

1 bd · 1.0 ba · 684 sqft · Condo · 264 Days on market

Built 1963 Fair condition $168/sqft · 10% below area Est $127k · 10% under $299/mo HOA · 21% 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 +14.6/30.0
• ARV discount +11.8/15.0
• 1% rule +7.3/10.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Schools +3.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRIVATE, GROUND FLOOR 1 BDRM. ENCLOSED PATIO MAKES GREAT DEN WITH ADDED STORAGE & VENTED DRYER. DUAL PANE SLIDER EXITS TO BRICK BACK PATIO, POOL & GREENBELT. KITCHEN HAS BEEN REDESIGNED WITH ADDED CABINETS, DUAL PANE WINDOWS PUT IN THROUGHOUT. NEW LAMINATE FLOORING, ITALIAN TILE IN KITCHEN & BATHROOM. LG WALK IN CLOSET. NEXT TO POOL & LAUNDRY, STEPS FROM MAIL & COV. PARKING. $299 COVERS:TAXES, BLANKET INSUR. WATER, SEWER, GARBAGE, FULL REPAIR OF ROOFS, A/C & HEATING UNITS, WATER HEATERS, ELECTRICAL & PLUMBING IN WALLS, 7 POOLS (2 HEATED) 13 LAUNDRY RMS, SPORT COURT, PICNIC & PLAY AREAS. NO DEED/TITLE-BUYER HAS MEMBERSHIP FOR LIFE. FAST & EASY BOARD & CREDIT APPROVAL DONE. **CASH ONLY, NO RENTALS ALLOWED. NEAR FREEWAYS, SHOPPING, PARKS, FREE TROLLEY, BUS STOP & MORE.

Key facts

• Added storage
• Exits to pool
• Ground floor

Tags

• GROUND FLOOR
• ENCLOSED PATIO
• ADDED STORAGE
• VENTED DRYER
• DUAL PANE SLIDER
• EXITS TO POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $28 ($335/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: Cheyenne Traditional School (math 78% / reading 75%, grade A, #24 of 1,109 statewide, top 2%, 880 students, 4% FRL); Coronado High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 740 students, 64% FRL).
• Market conditions: Rents rising (+2.8%/yr); 320 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $795 of loan paydown is wiped out by about $3k 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 264 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 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: 1.23% ✓
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 6.7

CMA / ARV

• ARV (median comp): $127,201
• List price: $115,000
• Delta: -9.59%
• 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
720 N 82nd St Unit E210	0.05mi	1/1.0	700 (+2%)	4mo	$105,000	$150	90
8155 E Roosevelt St #124	0.11mi	1/1.0	714 (+4%)	1mo	$210,000	$294	86
8155 E Roosevelt St #227	0.09mi	1/1.0	714 (+4%)	6mo	$207,000	$290	83
8221 E Garfield St Unit L122	0.13mi	1/1.0	720 (+5%)	3mo	$110,000	$153	83
8155 E Roosevelt St #233	0.10mi	1/1.0	714 (+4%)	7mo	$190,000	$266	82
601 N Hayden Rd #89	0.11mi	1/1.5	720 (+5%)	4mo	$40,000	$56	80
601 N Hayden Rd #123	0.22mi	1/1.0	720 (+5%)	7mo	$20,000	$28	75
8210 E Garfield St Unit K205	0.11mi	1/1.0	792 (+16%)	1mo	$100,000	$126	69
920 N 82nd St Unit H108	0.07mi	2/1.0 (+1)	800 (+17%)	2mo	$110,000	$138	65
8221 E Garfield St Unit L214	0.13mi	1/1.0	820 (+20%)	6mo	$136,500	$166	64
8054 E Oak St	1.17mi	2/1.0 (+1)	728 (+6%)	6mo	$252,000	$346	44
8625 E Belleview Pl #1085	0.72mi	2/1.5 (+1)	852 (+25%)	3mo	$235,000	$276	32

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 · 2.8% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-16,939
• Equity at exit: $17,147

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-12,796
• Equity at exit: $9,943

Cash invested: $32,200 (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 85257

• Rents YoY: 2.8%
• Active inventory: 320
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$299
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $28

Break-even live

Break-even rent $1,384

Max offer price $115,000

Occupancy floor 93%

Sensitivity live

Price	-10% $107	-5% $68	+0% $28	+5% $-12	+10% $-52
Rent	-10% $-84	-5% $-28	+0% $28	+5% $84	+10% $140
Rate	-1.0pp $86	-0.5pp $57	base $28	+0.5pp $-2	+1.0pp $-32

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: $28,750
• Closing costs: $3,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 31 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	69d	1	0.15mi
980 N Granite Reef Rd Scottsdale, AZ	1.0	1.0	550	$1,000	$1.82	16d	1	0.28mi
1221 N 85th Pl Apt 204 Scottsdale, AZ	1.0	1.0	602	$1,395	$2.32	69d	1	0.60mi
1221 N 85th Pl Unit 101 Scottsdale, AZ	1.0	1.0	602	$1,395	$2.32	53d	1	0.60mi
1406 N 85th Pl Scottsdale, AZ	1.0	1.0	650	$1,357	$2.09	73d	1	0.63mi
7602 E Polk St Unit 101 Scottsdale, AZ	2.0	1.0	720	$1,475	$2.05	52d	1	0.74mi
8550 E McDowell Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	823	$1,399	$1.70	0d	13	0.76mi
1251 N Miller Rd Scottsdale, AZ	1.0	1.0	600	$1,825	$3.04	0d	1	0.78mi
7431 E Portland St Scottsdale, AZ	—	1.0	490	$1,200	$2.45	67d	1	0.82mi
8750 E McDowell Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	690	$1,100	$1.59	19d	9	0.93mi
7320 E Belleview St Scottsdale, AZ	2.0	1.5	764	$1,945	$2.54	2d	2	0.99mi
1301 N Scottsdale Rd Scottsdale, AZ	3.0	1.0–2.0	1079	$1,850	$1.71	60d	34	1.03mi
1301 N Scottsdale Rd Scottsdale, AZ	3.0	1.0–2.0	1079	$1,893	$1.75	0d	29	1.03mi
7309 E Belleview St Unit 7309 3 Scottsdale, AZ	1.0	1.0	684	$1,200	$1.75	66d	1	1.04mi
7220 E McKellips Rd Scottsdale, AZ	1.0	1.0	375	$1,615	$4.31	0d	14	1.14mi
8058 E Oak St Scottsdale, AZ	2.0	1.0	728	$1,495	$2.05	29d	1	1.16mi
8056 E Oak St Scottsdale, AZ	2.0	1.0	715	$1,395	$1.95	73d	1	1.16mi
8046 E Oak St Scottsdale, AZ	2.0	1.0	728	$1,750	$2.40	25d	1	1.17mi
8026 E Oak St Unit 8026 Scottsdale, AZ	2.0	1.0	728	$1,590	$2.18	33d	1	1.17mi
8030 E Oak St Scottsdale, AZ	2.0	1.0	728	$1,495	$2.05	17d	1	1.19mi
1242 N Oleander St Tempe, AZ	2.0	1.0	660	$895	$1.36	22d	1	1.23mi
1205 E Harry St Tempe, AZ	2.0	1.0	660	$995	$1.51	10d	1	1.26mi
2100 N Scottsdale Rd Tempe, AZ	2.0	1.0–2.0	609	$1,364	$2.24	0d	21	1.27mi
1141 E Harry St Tempe, AZ	2.0	1.0	660	$1,195	$1.81	10d	1	1.28mi
1135 E Harry St Tempe, AZ	2.0	1.0	660	$1,195	$1.81	10d	1	1.29mi
7979 E Wilshire Dr Scottsdale, AZ	1.0	1.0	746	$1,449	$1.94	0d	3	1.33mi
7981 E Wilshire Dr Unit 1011A Scottsdale, AZ	1.0	1.0	730	$1,399	$1.92	14d	1	1.33mi
1007 N Scovel St Tempe, AZ	1.0	1.0	600	$1,100	$1.83	2d	1	1.38mi
7115 E McDowell Rd Scottsdale, AZ	2.0	1.0–2.0	858	$2,106	$2.45	0d	27	1.38mi
2001 N Scottsdale Rd Scottsdale, AZ	1.0–3.0	1.0–2.0	1064	$1,668	$1.57	0d	26	1.39mi
906 N Miller Rd Tempe, AZ	2.0	1.0–2.0	811	$1,845	$2.27	2d	13	1.48mi

HOA detail $299/mo · $3,588/yr condo

• Likely covers: watersewertrashelectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $115,000 Active 264 DOM
2. 2026-08-06
   days on market $115,000 Active 262 DOM
3. 2026-08-05
   days on market $115,000 Active 261 DOM
4. 2026-08-04
   days on market $115,000 Active 260 DOM
5. 2026-08-03
   days on market $115,000 Active 259 DOM
6. 2026-07-31
   days on market $115,000 Active 256 DOM
7. 2026-07-30
   days on market $115,000 Active 255 DOM
8. 2026-07-30
   days on market $115,000 Active 254 DOM
9. 2026-07-28
   days on market $115,000 Active 253 DOM
10. 2026-07-26
    pricedays on market $115,000 Active 251 DOM
11. 2026-07-24
    days on market $126,500 Active 249 DOM
12. 2026-07-23
    days on market $126,500 Active 248 DOM
13. 2026-07-22
    days on market $126,500 Active 247 DOM
14. 2026-07-21
    days on market $126,500 Active 246 DOM
15. 2026-07-20
    days on market $126,500 Active 245 DOM
16. 2026-07-18
    days on market $126,500 Active 243 DOM
17. 2026-07-18
    days on market $126,500 Active 242 DOM
18. 2026-07-16
    days on market $126,500 Active 241 DOM
19. 2026-07-15
    days on market $126,500 Active 240 DOM
20. 2026-07-14
    days on market $126,500 Active 239 DOM
21. 2026-07-13
    days on market $126,500 Active 238 DOM
22. 2026-07-13
    days on market $126,500 Active 237 DOM
23. 2026-07-11
    days on market $126,500 Active 236 DOM
24. 2026-07-10
    days on market $126,500 Active 235 DOM
25. 2026-07-09
    days on market $126,500 Active 234 DOM
26. 2026-07-07
    days on market $126,500 Active 232 DOM
27. 2026-07-06
    days on market $126,500 Active 231 DOM
28. 2026-07-06
    days on market $126,500 Active 230 DOM
29. 2026-07-05
    days on market $126,500 Active 229 DOM
30. 2026-07-03
    days on market $126,500 Active 228 DOM
31. 2026-07-02
    days on market $126,500 Active 227 DOM
32. 2026-07-01
    days on market $126,500 Active 226 DOM
33. 2026-06-30
    days on market $126,500 Active 225 DOM
34. 2026-06-29
    days on market $126,500 Active 224 DOM
35. 2026-06-28
    days on market $126,500 Active 223 DOM
36. 2026-06-27
    days on market $126,500 Active 222 DOM
37. 2026-06-26
    days on market $126,500 Active 221 DOM
38. 2026-06-24
    days on market $126,500 Active 219 DOM
39. 2026-06-22
    days on market $126,500 Active 217 DOM
40. 2026-06-21
    days on market $126,500 Active 216 DOM
41. 2026-06-18
    days on market $126,500 Active 213 DOM
42. 2026-06-17
    days on market $126,500 Active 212 DOM
43. 2026-06-16
    days on market $126,500 Active 211 DOM
44. 2026-06-15
    days on market $126,500 Active 210 DOM
45. 2026-06-13
    days on market $126,500 Active 208 DOM
46. 2026-06-09
    days on market $126,500 Active 204 DOM
47. 2026-06-08
    days on market $126,500 Active 203 DOM
48. 2026-06-07
    days on market $126,500 Active 202 DOM
49. 2026-06-04
    days on market $126,500 Active 199 DOM
50. 2026-06-03
    days on market $126,500 Active 198 DOM

ⓘ 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 5 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: $17,037
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − HOA: −$3,588
• − Depreciation: −$3,345
• Taxable loss: −$1,364
• Est. tax savings @ 24.0%: +$327
• After-tax cash flow: $662/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 · 2 photos

Fair 45/100 Cosmetic rehab Est. rehab $3,420–$10,260 screening

The property is in fair condition with cosmetic updates. It needs minor repairs to the enclosed patio flooring and plants, and routine maintenance to the enclosed patio plants. Landscaping and plant care would significantly increase its value.

Repairs flagged

• Minor Enclosed patio flooring — Brick flooring appears worn
• Minor Enclosed patio plants — Plants appear dry

Value-add opportunities

• Both Landscaping and plant care — Improved curb appeal and air quality ↑
• Both Enclosed patio flooring repair — Enhanced durability and appearance ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Hohokam Elementary School C AZ #208/1,109 Nat'l #9,801/41,679 High Coronado High School F AZ #343/381 Nat'l #16,463/17,239

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

A Composite livability gradescore 80/100

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 · 4,979,203 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: 9% of renters

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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%

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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%

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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

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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

+0.0% since first listed

7 events — show timeline

• 2026-03-07 Relisted — ARMLS
• 2026-03-07 Price Changed $126,500 ARMLS
• 2026-01-30 Listing Removed — ARMLS
• 2026-01-13 Price Changed $123,500 ARMLS
• 2025-10-13 Listed $126,500 ARMLS
• 2024-10-09 Listing Removed — ARMLS
• 2024-09-23 Listed $126,500 ARMLS