35360 N 93rd Way · Scottsdale, AZ 85262

$779,000

4 bd · 3.0 ba · 1,989 sqft · SingleFamily public records · 95 Days on market

Built 1999 8,295 sqft lot $392/sqft · 10% below area Est $869k · 10% under $115/mo HOA · 2% 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 +17.4/30.0
• ARV discount +12.2/15.0
• DSCR +5.4/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED REDUCED TO SELL IMMEDIATELY!!!! UPDATED and turn-key ready, FURNISHED, LUXURIOUS North Scottsdale home. Lock and leave or enjoy year round. Take advantage of the heated pool and additional exceptional amenities that Legend Trail has to offer. Gorgeous and challenging championship golf course, community center, state of the art fitness center, tennis, pickleball and the list goes on. Serene and tranquil desert environment offers the ultimate relaxation experience one seeks. Sleek and clean 4bd or 3bd + den w/ gorgeous bathrooms complete this sanctuary.

Key facts

• Tennis
• Fitness center
• Community center

Tags

• HEATED POOL
• CHAMPIONSHIP GOLF COURSE
• COMMUNITY CENTER
• FITNESS CENTER
• TENNIS
• PICKLEBALL

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $779k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/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 $667k (14.4% below list).
• Recommended offer: $667k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: 588 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• This rent runs 45% of the median local income ($178k/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 $5k of loan paydown is wiped out by about $23k 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 95 days — a 9% lower offer ($709k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 24y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $666,646 (14.4% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.18%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (median comp): $869,141
• List price: $779,000
• Delta: -10.37%
• 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
9414 E Sandy Vista Dr	0.15mi	3/3.0 (-1)	2,025 (+2%)	3mo	$915,000	$452	83
35106 N 92nd Pl	0.21mi	3/2.0 (-1)	2,044 (+3%)	5mo	$950,000	$465	73
9422 E Sandy Vista Dr	0.16mi	3/2.5 (-1)	2,099 (+6%)	9mo	$895,000	$426	69
9562 E Cavalry Dr	0.33mi	3/2.5 (-1)	2,099 (+6%)	0mo	$860,000	$410	68
9255 E Whitewing Dr	0.14mi	3/2.0 (-1)	1,767 (-11%)	0mo	$760,000	$430	66
9532 E Whitewing Dr	0.36mi	3/2.5 (-1)	2,127 (+7%)	5mo	$868,888	$409	61
9706 E Chuckwagon Ln	0.48mi	3/2.0 (-1)	1,832 (-8%)	4mo	$750,000	$409	52
9640 E Chuckwagon Ln	0.42mi	3/2.0 (-1)	1,832 (-8%)	8mo	$750,000	$409	52
9463 E Cavalry Dr	0.35mi	3/2.0 (-1)	2,256 (+13%)	1mo	$925,000	$410	51
9523 E Sandy Vista Dr	0.29mi	3/2.5 (-1)	2,200 (+11%)	13mo	$1,100,000	$500	51
9604 E Chuckwagon Ln	0.42mi	3/2.0 (-1)	1,832 (-8%)	9mo	$791,000	$432	51
9508 E Chuckwagon Ln	0.43mi	3/2.0 (-1)	1,832 (-8%)	10mo	$725,000	$396	50

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-89,686
• Equity at exit: $116,151

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-31,947
• Equity at exit: $67,354

Cash invested: $218,120 (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 85262

• Home prices YoY: -12.2%
• Active inventory: 588
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $6,666 high
• Mortgage (P&I): −$4,085
• Tax from tax record: −$163 /mo · $1,954/yr
• Insurance: −$325
• HOA: −$115
• Vacancy / Maint / Mgmt: −$1,400
• Net cashflow: $579

Break-even live

Break-even rent $5,934

Max offer price $779,000

Occupancy floor 86%

Sensitivity live

Price	-10% $1,020	-5% $799	+0% $579	+5% $358	+10% $138
Rent	-10% $52	-5% $316	+0% $579	+5% $842	+10% $1,106
Rate	-1.0pp $971	-0.5pp $777	base $579	+0.5pp $377	+1.0pp $172

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: $194,750
• Closing costs: $23,370
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9303 E Whitewing Dr Scottsdale, AZ	3.0	2.0	2167	$2,800	$1.29	13d	1	0.06mi
9338 E Prairie Cir Scottsdale, AZ	3.0	2.5	2515	$7,000	$2.78	44d	1	0.15mi
9255 E Broken Arrow Dr Scottsdale, AZ	3.0	3.0	2127	$6,850	$3.22	44d	1	0.27mi
34938 N 92nd Pl Scottsdale, AZ	3.0	2.0	1673	$4,600	$2.75	44d	1	0.28mi
9616 E Chuckwagon Ln Scottsdale, AZ	3.0	2.0	1832	$7,000	$3.82	44d	1	0.43mi
9535 E Raindance Trl Scottsdale, AZ	3.0	2.0	1832	$7,500	$4.09	44d	1	0.48mi
34457 N Legend Trail Pkwy #1010 Scottsdale, AZ	3.0	2.0	1463	$4,400	$3.01	44d	1	0.68mi
37200 N Cave Creek Rd Scottsdale, AZ	3.0–4.0	3.5–4.5	3008	$20,000	$6.65	24d	4	1.25mi

HOA detail

• Monthly dues: $115 · $1,380/yr
• Likely covers: poolgym

Listing history 50 events

1. 2026-06-18
   days on market $779,000 Active 95 DOM
2. 2026-06-17
   days on market $779,000 Active 94 DOM
3. 2026-06-16
   days on market $779,000 Active 93 DOM
4. 2026-06-15
   days on market $779,000 Active 92 DOM
5. 2026-06-13
   days on market $779,000 Active 90 DOM
6. 2026-06-13
   days on market $779,000 Active 89 DOM
7. 2026-06-09
   days on market $779,000 Active 86 DOM
8. 2026-06-08
   days on market $779,000 Active 85 DOM
9. 2026-06-07
   days on market $779,000 Active 84 DOM
10. 2026-06-04
    days on market $779,000 Active 81 DOM
11. 2026-06-03
    days on market $779,000 Active 80 DOM
12. 2026-06-02
    days on market $779,000 Active 79 DOM
13. 2026-06-01
    days on market $779,000 Active 78 DOM
14. 2026-05-31
    days on market $779,000 Active 77 DOM
15. 2026-05-04
    price $779,000 565-char remark

    Show marketing remark (565 chars)

    PRICED REDUCED TO SELL IMMEDIATELY!!!! UPDATED and turn-key ready, FURNISHED, LUXURIOUS North Scottsdale home. Lock and leave or enjoy year round. Take advantage of the heated pool and additional exceptional amenities that Legend Trail has to offer. Gorgeous and challenging championship golf course, community center, state of the art fitness center, tennis, pickleball and the list goes on. Serene and tranquil desert environment offers the ultimate relaxation experience one seeks. Sleek and clean 4bd or 3bd + den w/ gorgeous bathrooms complete this sanctuary.

16. 2026-04-26
    price $799,000 565-char remark

    Show marketing remark (565 chars)

    PRICED REDUCED TO SELL IMMEDIATELY!!!! UPDATED and turn-key ready, FURNISHED, LUXURIOUS North Scottsdale home. Lock and leave or enjoy year round. Take advantage of the heated pool and additional exceptional amenities that Legend Trail has to offer. Gorgeous and challenging championship golf course, community center, state of the art fitness center, tennis, pickleball and the list goes on. Serene and tranquil desert environment offers the ultimate relaxation experience one seeks. Sleek and clean 4bd or 3bd + den w/ gorgeous bathrooms complete this sanctuary.

17. 2026-03-15
    listed $819,000 Active 565-char remark

    Show marketing remark (565 chars)

    PRICED REDUCED TO SELL IMMEDIATELY!!!! UPDATED and turn-key ready, FURNISHED, LUXURIOUS North Scottsdale home. Lock and leave or enjoy year round. Take advantage of the heated pool and additional exceptional amenities that Legend Trail has to offer. Gorgeous and challenging championship golf course, community center, state of the art fitness center, tennis, pickleball and the list goes on. Serene and tranquil desert environment offers the ultimate relaxation experience one seeks. Sleek and clean 4bd or 3bd + den w/ gorgeous bathrooms complete this sanctuary.

18. 2026-03-01
    listed $4,300
19. 2025-11-13
    historical
20. 2025-05-28
    listed $875,000 Active
21. 2024-11-30
    historical $6,000
22. 2024-11-13
    price $6,000
23. 2024-11-12
    listed $5,000
24. 2023-12-21
    historical
25. 2023-11-10
    listed $825,000 Active
26. 2023-10-16
    historical
27. 2023-09-07
    price $895,000
28. 2023-07-17
    price $905,000
29. 2023-07-16
    status Active
30. 2023-07-16
    historical
31. 2023-07-15
    status Active
32. 2023-07-14
    historical
33. 2023-06-02
    price $910,000
34. 2023-04-15
    listed $915,000 Active
35. 2022-02-18
    soldstatus $835,000 Closed
36. 2022-02-18
    soldstatus $835,000
37. 2022-02-03
    historical Under Contract Accepting Backups
38. 2022-01-27
    listed $850,000 Active
39. 2021-11-10
    soldstatus $600,000 Closed
40. 2021-11-10
    soldstatus $600,000
41. 2021-10-29
    historical Under Contract Accepting Backups
42. 2021-10-22
    price $650,000
43. 2021-10-02
    price $710,000
44. 2021-08-27
    listed $765,000 Active
45. 2003-05-20
    soldstatus $274,000
46. 2003-05-20
    soldstatus $274,000
47. 2003-05-04
    historical
48. 2003-04-07
    listed $279,000
49. 2003-04-06
    historical
50. 2002-11-06
    listed $279,000

ⓘ 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: $1,954 · $163/mo
• Projected year-2 tax: $5,141 · $428/mo
• Expected delta: +$3,187/yr (+$266/mo · 163.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $79,998
• − Mortgage interest: −$43,636
• − Property taxes: −$1,954
• − Insurance: −$3,895
• − Repairs & maintenance: −$6,400
• − Management: −$6,400
• − HOA: −$1,380
• − Depreciation: −$22,662
• Taxable loss: −$6,329
• Est. tax savings @ 24.0%: +$1,519
• After-tax cash flow: $8,466/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

• Census place: Scottsdale, AZ
• County: Maricopa County · 4,537,380 people
• City population: 290,846
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 14,329
• Household income: $177,790
• Rent vs Own: 3.1% rent · 96.9% own
• Severe rent burden: 70.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Portuguese 4% Lithuanian 3%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -39.65%
• Current HPI: 286.3814
• 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

-72.2% since first listed

39 events — show timeline

• 2026-05-04 Price Changed $779,000 ARMLS
• 2026-04-26 Price Changed $799,000 ARMLS
• 2026-03-15 Listed $819,000 ARMLS
• 2026-03-01 Listed for Rent $4,300 ARMLS
• 2025-11-13 Listing Removed — ARMLS
• 2025-05-28 Listed $875,000 ARMLS
• 2024-11-30 Rental Removed $6,000 ARMLS
• 2024-11-13 Price Changed $6,000 ARMLS
• 2024-11-12 Listed for Rent $5,000 ARMLS
• 2023-12-21 Listing Removed — ARMLS
• 2023-11-10 Listed $825,000 ARMLS
• 2023-10-16 Listing Removed — ARMLS
• 2023-09-07 Price Changed $895,000 ARMLS
• 2023-07-17 Price Changed $905,000 ARMLS
• 2023-07-16 Relisted — ARMLS
• 2023-07-16 Listing Removed — ARMLS
• 2023-07-15 Relisted — ARMLS
• 2023-07-14 Listing Removed — ARMLS
• 2023-06-02 Price Changed $910,000 ARMLS
• 2023-04-15 Listed $915,000 ARMLS
• 2022-02-18 Sold (Public Records) $835,000 Public Records
• 2022-02-18 Sold (MLS) $835,000 ARMLS
• 2022-02-03 Contingent — ARMLS
• 2022-01-27 Listed $850,000 ARMLS
• 2021-11-10 Sold (Public Records) $600,000 Public Records
• 2021-11-10 Sold (MLS) $600,000 ARMLS
• 2021-10-29 Contingent — ARMLS
• 2021-10-22 Price Changed $650,000 ARMLS
• 2021-10-02 Price Changed $710,000 ARMLS
• 2021-08-27 Listed $765,000 ARMLS
• 2003-05-20 Sold (Public Records) $274,000 Public Records
• 2003-05-20 Sold (MLS) $274,000 ARMLS
• 2003-05-04 Listing Removed — ARMLS
• 2003-04-07 Listed $279,000 ARMLS
• 2003-04-06 Listing Removed — ARMLS
• 2002-11-06 Listed $279,000 ARMLS
• 1999-06-01 Sold (Public Records) $4,968,000 Public Records
• 1998-05-05 Sold (Public Records) $354,442 Public Records
• 1997-05-07 Sold (Public Records) $2,800,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,954 · +0.8% YoY. Source: county tax records.