6700 E Thomas Rd · Scottsdale, AZ 85251

$215,000

2 bd · 2.0 ba · 3,816 sqft · Manufactured public records · 227 Days on market

Built 1959 6,970 sqft lot $56/sqft · 89% below area Est $425k · 49% under

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Why this score? — see what drove the B- 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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

True to its name, Oasis Park is a tranquil 55+, no-pet community that is located within walking distance to Old Towne Scottsdale. Houses are 50s and 60s original mobile trailers converted with Arizona rooms. There is a large club house, pool and hot tub, fitness center, and library. Oasis Park is next door to canal hiking and biking trails with great views of Camelback Mountain. For Lot #7, all appliances, newer tv, furniture, and kitchenware are included. Transferrable termite protection for 6 years is included. All park fees, including; sewer and water, garbage, recycling, and park maintenance fees have been paid through 2025. (Less than $2,600 per year - taxes included) Master bath has been recently remodeled with higher grade professional materials, along with all exterior doors, kitchen sink and faucet. Attached washer/dryer workshop area with 2 car carport. An upgraded fieldstone electric fireplace with heater adds to the rustic cozy cabin feeling.

Key facts

• Fitness center
• Large club house
• Pool and hot tub

Tags

• LARGE CLUB HOUSE
• POOL AND HOT TUB
• FITNESS CENTER
• LIBRARY
• CANAL HIKING AND BIKING TRAILS
• VIEWS OF CAMELBACK MOUNTAIN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Market conditions: Rents soft (-1.6%/yr); 582 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 31% of the median local income ($93k/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 $1k of loan paydown is wiped out by about $6k 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 227 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $215k implies a 313% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.11% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $425,330
• List price: $215,000
• Delta: -49.45%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-15,976
• Equity at exit: $32,057

10-year hold

• IRR: -2.2%
• Equity multiple: 0.87×
• Total profit: $-7,604
• Equity at exit: $18,589

Cash invested: $60,200 (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 85251

• Rents YoY: -1.6%
• Active inventory: 582
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,394 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $406

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 78%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3208 N 67th Pl Scottsdale, AZ	2.0	1.0	3070	$1,095	$0.36	17d	1	0.29mi
7020 E 1st Ave Scottsdale, AZ	3.0	3.0	2649	$9,999	$3.77	43d	1	1.03mi
2311 N 58th St Scottsdale, AZ	3.0	2.5	2640	$14,995	$5.68	1d	1	1.20mi
4201 N Marshall Way #2000 Scottsdale, AZ	2.0	2.0	2700	$10,000	$3.70	43d	1	1.22mi
6711 E Camelback Rd Scottsdale, AZ	3.0	2.0	2718	$7,000	$2.58	5d	1	1.42mi

Listing history 23 events

1. 2026-06-18
   days on market $215,000 Active 227 DOM
2. 2026-06-17
   days on market $215,000 Active 226 DOM
3. 2026-06-16
   days on market $215,000 Active 225 DOM
4. 2026-06-15
   days on market $215,000 Active 224 DOM
5. 2026-06-13
   days on market $215,000 Active 222 DOM
6. 2026-06-09
   days on market $215,000 Active 218 DOM
7. 2026-06-08
   days on market $215,000 Active 217 DOM
8. 2026-06-07
   days on market $215,000 Active 216 DOM
9. 2026-06-04
   pricedays on market $215,000 Active 213 DOM
10. 2026-06-03
    days on market $220,000 Active 212 DOM
11. 2026-06-02
    days on market $220,000 Active 211 DOM
12. 2026-06-01
    days on market $220,000 Active 210 DOM
13. 2026-05-31
    days on market $220,000 Active 209 DOM
14. 2026-02-14
    price $220,000 970-char remark

    Show marketing remark (970 chars)

    True to its name, Oasis Park is a tranquil 55+, no-pet community that is located within walking distance to Old Towne Scottsdale. Houses are 50s and 60s original mobile trailers converted with Arizona rooms. There is a large club house, pool and hot tub, fitness center, and library. Oasis Park is next door to canal hiking and biking trails with great views of Camelback Mountain. For Lot #7, all appliances, newer tv, furniture, and kitchenware are included. Transferrable termite protection for 6 years is included. All park fees, including; sewer and water, garbage, recycling, and park maintenance fees have been paid through 2025. (Less than $2,600 per year - taxes included) Master bath has been recently remodeled with higher grade professional materials, along with all exterior doors, kitchen sink and faucet. Attached washer/dryer workshop area with 2 car carport. An upgraded fieldstone electric fireplace with heater adds to the rustic cozy cabin feeling.

15. 2026-02-06
    price $234,000 970-char remark

    Show marketing remark (970 chars)

    True to its name, Oasis Park is a tranquil 55+, no-pet community that is located within walking distance to Old Towne Scottsdale. Houses are 50s and 60s original mobile trailers converted with Arizona rooms. There is a large club house, pool and hot tub, fitness center, and library. Oasis Park is next door to canal hiking and biking trails with great views of Camelback Mountain. For Lot #7, all appliances, newer tv, furniture, and kitchenware are included. Transferrable termite protection for 6 years is included. All park fees, including; sewer and water, garbage, recycling, and park maintenance fees have been paid through 2025. (Less than $2,600 per year - taxes included) Master bath has been recently remodeled with higher grade professional materials, along with all exterior doors, kitchen sink and faucet. Attached washer/dryer workshop area with 2 car carport. An upgraded fieldstone electric fireplace with heater adds to the rustic cozy cabin feeling.

16. 2025-11-03
    listed $235,000 Active 970-char remark

    Show marketing remark (970 chars)

    True to its name, Oasis Park is a tranquil 55+, no-pet community that is located within walking distance to Old Towne Scottsdale. Houses are 50s and 60s original mobile trailers converted with Arizona rooms. There is a large club house, pool and hot tub, fitness center, and library. Oasis Park is next door to canal hiking and biking trails with great views of Camelback Mountain. For Lot #7, all appliances, newer tv, furniture, and kitchenware are included. Transferrable termite protection for 6 years is included. All park fees, including; sewer and water, garbage, recycling, and park maintenance fees have been paid through 2025. (Less than $2,600 per year - taxes included) Master bath has been recently remodeled with higher grade professional materials, along with all exterior doors, kitchen sink and faucet. Attached washer/dryer workshop area with 2 car carport. An upgraded fieldstone electric fireplace with heater adds to the rustic cozy cabin feeling.

17. 2008-09-08
    historical
18. 2008-03-24
    listed $98,000
19. 2006-02-20
    historical
20. 2005-11-21
    listed $114,900
21. 2002-03-31
    soldstatus $52,000
22. 2001-11-18
    historical
23. 2001-02-15
    listed $59,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,733
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,299
• − Management: −$2,299
• − Depreciation: −$6,255
• Taxable income: $1,538
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $4,500/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): 40,780
• Household income: $92,851
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2259.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 10% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 5% Romanian 3% Portuguese 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 7% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -672.80%
• Current HPI: 372.433
• Rent YoY: ▼ -1.58%
• 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

+272.9% since first listed

10 events — show timeline

• 2026-02-14 Price Changed $220,000 ForSaleByOwner.com
• 2026-02-06 Price Changed $234,000 ForSaleByOwner.com
• 2025-11-03 Listed $235,000 ForSaleByOwner.com
• 2008-09-08 Listing Removed — ARMLS
• 2008-03-24 Listed $98,000 ARMLS
• 2006-02-20 Listing Removed — ARMLS
• 2005-11-21 Listed $114,900 ARMLS
• 2002-03-31 Sold (MLS) $52,000 ARMLS
• 2001-11-18 Listing Removed — ARMLS
• 2001-02-15 Listed $59,000 ARMLS

Property tax history

+0.5%/yr

Latest (2025): $36,068 · +4.5% YoY. Source: county tax records.