7309 E Rovey Ave · Scottsdale, AZ 85250

$924,900

4 bd · 3.0 ba · 3,249 sqft · Townhouse public records · 62 Days on market

Built 1973 8,866 sqft lot $285/sqft · at area comps Est $927k · at est. $183/mo HOA · 3% 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 +12.1/30.0
• ARV discount +7.6/15.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is the one. Located in the heart of Scottsdale in the gated Briarwood community, this fully remodeled home offers over 3,200 sq ft of open living space. The layout includes 4 bedrooms plus 3 bonus rooms--ideal for an office, gym, or playroom. High ceilings, porcelain tile, and a two-sided fireplace create a bright, inviting feel. The kitchen features a large island, separate 36'' fridge and freezer, white shaker cabinets, double wall oven, gas range with pot filler, and custom backsplash. The backyard offers an extended patio, Camelback Mountain views, brick pizza oven, mature landscaping, pool, heated spa, and room to customize. All new major systems. Minutes from Old Town, McCormick Ranch, and Kierland Commons.

Key facts

• Double wall oven
• Custom backsplash
• Fully remodeled home

Tags

• GATED BRIARWOOD COMMUNITY
• FULLY REMODELED HOME
• LARGE ISLAND
• DOUBLE WALL OVEN
• GAS RANGE WITH POT FILLER
• CUSTOM BACKSPLASH

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $925k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $890k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $688k (25.7% below list).
• Recommended offer: $688k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 fast (+5.2%/yr); 203 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• At $6,876/mo this rent would consume 86% of the median local household income ($96k/yr) (locally 288% 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 62 days — a 6% lower offer ($869k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 21y ago; this cycle's ask has dropped $75k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $687,560 (25.7% 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. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 0.74% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 11.2

CMA / ARV

• ARV (median comp): $927,061
• List price: $924,900
• Delta: -0.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7330 E Palo Verde Dr #1	0.14mi	3/3.5 (-1)	3,205 (-1%)	12mo	$1,300,000	$406	74
7339 E Keim Dr	0.17mi	3/2.5 (-1)	2,900 (-11%)	1mo	$785,000	$271	66
6166 N Scottsdale Rd Unit B1006	0.33mi	3/3.5 (-1)	3,016 (-7%)	2mo	$2,420,000	$802	64
6333 N Scottsdale Rd #26	0.44mi	3/3.5 (-1)	3,200 (-2%)	14mo	$1,875,000	$586	59
6701 N Scottsdale Rd #40	0.68mi	4/4.5	3,117 (-4%)	4mo	$2,950,000	$946	52
7317 E Solcito Ln	0.05mi	4/4.0	2,779 (-14%)	23mo	$835,000	$300	50
7343 E Marlette Ave	0.29mi	3/3.0 (-1)	2,876 (-12%)	15mo	$700,000	$243	50
6701 N Scottsdale Rd #20	0.73mi	4/4.5	3,466 (+7%)	1mo	$1,850,000	$534	48
7120 E Arlington Rd	0.52mi	4/3.5	2,763 (-15%)	1mo	$1,375,000	$498	48
6587 N Palmeraie Blvd #3031	0.74mi	3/3.5 (-1)	3,202 (-1%)	10mo	$6,095,000	$1,903	48
5748 N 78th Pl	0.64mi	3/2.5 (-1)	2,915 (-10%)	19mo	$1,187,500	$407	30

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 · 5.17% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.43×
• Total profit: $-147,445
• Equity at exit: $137,906

10-year hold

• IRR: -4.3%
• Equity multiple: 0.69×
• Total profit: $-80,234
• Equity at exit: $79,968

Cash invested: $258,972 (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 85250

• Rents YoY: 5.2%
• Active inventory: 203
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $6,876 high
• Mortgage (P&I): −$4,850
• Tax from tax record: −$210 /mo · $2,520/yr
• Insurance: −$385
• HOA: −$183
• Vacancy / Maint / Mgmt: −$1,444
• Net cashflow: $-197

Break-even live

Break-even rent $7,125

Max offer price $890,112

Occupancy floor 98%

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: $231,225
• Closing costs: $27,747
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7566 E Sundown Ct Scottsdale, AZ	4.0	4.5	3883	$29,995	$7.72	44d	1	0.35mi
6311 N 74th St Scottsdale, AZ	5.0	3.0	3100	$4,995	$1.61	4d	1	0.40mi
6333 N Scottsdale Rd Unit 22 Scottsdale, AZ	3.0	3.5	2892	$9,000	$3.11	24d	1	0.45mi
6020 N 77th Pl Scottsdale, AZ	4.0	3.0	3000	$7,995	$2.67	44d	1	0.52mi
7322 E Sierra Vista Dr Scottsdale, AZ	3.0	4.0	2854	$10,500	$3.68	44d	1	0.59mi
5998 N 78th St Scottsdale, AZ	2.0–3.0	2.0	1852	$3,250	$1.75	8d	2	0.64mi
5311 N Woodmere Fairway Scottsdale, AZ	4.0	3.0	2989	$24,995	$8.36	44d	1	0.69mi
6587 N Palmeraie Blvd Paradise Valley, AZ	3.0	4.0	3202	$25,000	$7.81	44d	1	0.78mi
6587 N Palmeraie Blvd #3022 Paradise Valley, AZ	3.0	3.5	3202	$25,000	$7.81	8d	1	0.78mi
6834 N 72nd Pl Scottsdale, AZ	3.0	2.0	2300	$8,500	$3.70	44d	1	0.84mi
6842 N 72nd Pl Scottsdale, AZ	3.0	2.0	2300	$7,500	$3.26	44d	1	0.86mi
6919 E Vista Dr Paradise Valley, AZ	4.0	2.5	3166	$12,500	$3.95	8d	1	0.89mi
6821 E Vista Dr Paradise Valley, AZ	4.0	3.0	2620	$7,399	$2.82	13d	1	0.95mi
7948 E Vista Dr Scottsdale, AZ	3.0	2.0	2108	$3,495	$1.66	5d	1	1.07mi
6924 E Mariposa Dr Scottsdale, AZ	5.0	2.0	2700	$5,995	$2.22	15d	1	1.13mi
6929 E Mariposa Dr Scottsdale, AZ	4.0	3.0	2800	$7,750	$2.77	44d	1	1.15mi
6929 E Mariposa Dr Scottsdale, AZ	4.0	3.0	2800	$7,450	$2.66	17d	1	1.15mi
4826 N 69th St Scottsdale, AZ	5.0	4.0	3500	$9,450	$2.70	44d	1	1.15mi
7275 N Scottsdale Rd #1019 Paradise Valley, AZ	4.0	3.5	3062	$6,800	$2.22	44d	1	1.31mi
4715 N 68th St Scottsdale, AZ	3.0	2.0	2500	$7,995	$3.20	44d	1	1.35mi
7532 E Hazelwood St Scottsdale, AZ	5.0	3.0	2750	$7,995	$2.91	44d	1	1.37mi
4535 N 75th Pl Scottsdale, AZ	4.0	2.0	2750	$7,830	$2.85	44d	1	1.43mi
8420 E Keim Dr Scottsdale, AZ	4.0	2.0	2154	$4,400	$2.04	24d	1	1.44mi

HOA detail

• Monthly dues: $183 · $2,196/yr
• Likely covers: gaslandscapingpoolgymsecurity

Listing history 50 events

1. 2026-06-18
   days on market $924,900 Active 62 DOM
2. 2026-06-17
   days on market $924,900 Active 61 DOM
3. 2026-06-16
   days on market $924,900 Active 60 DOM
4. 2026-06-15
   days on market $924,900 Active 59 DOM
5. 2026-06-13
   days on market $924,900 Active 57 DOM
6. 2026-06-13
   days on market $924,900 Active 56 DOM
7. 2026-06-09
   days on market $924,900 Active 53 DOM
8. 2026-06-08
   days on market $924,900 Active 52 DOM
9. 2026-06-07
   days on market $924,900 Active 51 DOM
10. 2026-06-04
    days on market $924,900 Active 48 DOM
11. 2026-06-03
    days on market $924,900 Active 47 DOM
12. 2026-06-02
    days on market $924,900 Active 46 DOM
13. 2026-06-01
    days on market $924,900 Active 45 DOM
14. 2026-05-31
    days on market $924,900 Active 44 DOM
15. 2026-05-18
    price $924,900 727-char remark

    Show marketing remark (727 chars)

    This is the one. Located in the heart of Scottsdale in the gated Briarwood community, this fully remodeled home offers over 3,200 sq ft of open living space. The layout includes 4 bedrooms plus 3 bonus rooms--ideal for an office, gym, or playroom. High ceilings, porcelain tile, and a two-sided fireplace create a bright, inviting feel. The kitchen features a large island, separate 36'' fridge and freezer, white shaker cabinets, double wall oven, gas range with pot filler, and custom backsplash. The backyard offers an extended patio, Camelback Mountain views, brick pizza oven, mature landscaping, pool, heated spa, and room to customize. All new major systems. Minutes from Old Town, McCormick Ranch, and Kierland Commons.

16. 2026-04-17
    listed $999,900 Active 727-char remark

    Show marketing remark (727 chars)

    This is the one. Located in the heart of Scottsdale in the gated Briarwood community, this fully remodeled home offers over 3,200 sq ft of open living space. The layout includes 4 bedrooms plus 3 bonus rooms--ideal for an office, gym, or playroom. High ceilings, porcelain tile, and a two-sided fireplace create a bright, inviting feel. The kitchen features a large island, separate 36'' fridge and freezer, white shaker cabinets, double wall oven, gas range with pot filler, and custom backsplash. The backyard offers an extended patio, Camelback Mountain views, brick pizza oven, mature landscaping, pool, heated spa, and room to customize. All new major systems. Minutes from Old Town, McCormick Ranch, and Kierland Commons.

17. 2025-09-13
    historical
18. 2025-06-01
    historical $6,000
19. 2025-04-26
    price $900,000
20. 2025-03-14
    listed $1,000,000 Active
21. 2025-02-21
    historical
22. 2025-02-08
    listed $6,000
23. 2024-08-20
    listed $1,050,000 Active
24. 2024-08-06
    historical
25. 2024-06-14
    price $1,180,000
26. 2024-05-15
    price $1,299,000
27. 2024-05-10
    listed $1,400,000 Active
28. 2022-05-13
    soldstatus $875,000
29. 2022-05-12
    soldstatus $875,000 Closed
30. 2022-05-02
    status Pending
31. 2022-04-28
    listed $875,000 Active
32. 2022-04-25
    historical
33. 2022-04-11
    listed $875,000 Active
34. 2011-03-21
    soldstatus $90,000 Closed
35. 2011-03-07
    status Pending
36. 2011-02-16
    price $89,900
37. 2011-02-01
    status Active
38. 2011-01-31
    status Pending
39. 2011-01-03
    price $94,500
40. 2010-12-02
    price $119,500
41. 2010-10-12
    listed $142,500 Active
42. 2009-11-20
    soldstatus $240,000
43. 2009-10-02
    historical
44. 2009-08-01
    listed $250,000
45. 2009-05-07
    historical
46. 2009-04-19
    listed $365,000
47. 2008-01-30
    soldstatus $320,000
48. 2006-11-08
    soldstatus $380,000
49. 2006-11-08
    soldstatus $380,000
50. 2006-10-30
    historical

ⓘ 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: $2,520 · $210/mo
• Projected year-2 tax: $6,104 · $509/mo
• Expected delta: +$3,584/yr (+$299/mo · 142.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 17 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: $82,507
• − Mortgage interest: −$51,809
• − Property taxes: −$2,520
• − Insurance: −$4,624
• − Repairs & maintenance: −$6,601
• − Management: −$6,601
• − HOA: −$2,196
• − Depreciation: −$26,906
• Taxable loss: −$18,749
• Est. tax savings @ 24.0%: +$4,500
• After-tax cash flow: $2,137/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): 15,394
• Household income: $95,761
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 288.0

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 8% Two or more races 8% Asian 5% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 10% · Canada, South Korea, Vietnam
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% 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: ▼ -568.01%
• Current HPI: 385.5354
• Rent YoY: ▲ 5.17%
• 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

+670.8% since first listed

40 events — show timeline

• 2026-05-18 Price Changed $924,900 ARMLS
• 2026-04-17 Listed $999,900 ARMLS
• 2025-09-13 Listing Removed — ARMLS
• 2025-06-01 Rental Removed $6,000 ARMLS
• 2025-04-26 Price Changed $900,000 ARMLS
• 2025-03-14 Listed $1,000,000 ARMLS
• 2025-02-21 Listing Removed — ARMLS
• 2025-02-08 Listed for Rent $6,000 ARMLS
• 2024-08-20 Listed $1,050,000 ARMLS
• 2024-08-06 Listing Removed — ARMLS
• 2024-06-14 Price Changed $1,180,000 ARMLS
• 2024-05-15 Price Changed $1,299,000 ARMLS
• 2024-05-10 Listed $1,400,000 ARMLS
• 2022-05-13 Sold (Public Records) $875,000 Public Records
• 2022-05-12 Sold (MLS) $875,000 ARMLS
• 2022-05-02 Pending — ARMLS
• 2022-04-28 Listed $875,000 ARMLS
• 2022-04-25 Listing Removed — ARMLS
• 2022-04-11 Listed $875,000 ARMLS
• 2011-03-21 Sold (MLS) $90,000 ARMLS
• 2011-03-07 Pending — ARMLS
• 2011-02-16 Price Changed $89,900 ARMLS
• 2011-02-01 Relisted — ARMLS
• 2011-01-31 Pending — ARMLS
• 2011-01-03 Price Changed $94,500 ARMLS
• 2010-12-02 Price Changed $119,500 ARMLS
• 2010-10-12 Listed $142,500 ARMLS
• 2009-11-20 Sold (MLS) $240,000 ARMLS
• 2009-10-02 Listing Removed — ARMLS
• 2009-08-01 Listed $250,000 ARMLS
• 2009-05-07 Listing Removed — ARMLS
• 2009-04-19 Listed $365,000 ARMLS
• 2008-01-30 Sold (Public Records) $320,000 Public Records
• 2006-11-08 Sold (Public Records) $380,000 Public Records
• 2006-11-08 Sold (MLS) $380,000 ARMLS
• 2006-10-30 Listing Removed — ARMLS
• 2006-09-15 Listed $425,000 ARMLS
• 2006-07-07 Listing Removed — ARMLS
• 2005-08-30 Listed $400,000 ARMLS
• 1993-04-01 Sold (Public Records) $120,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,520 · +4.6% YoY. Source: county tax records.