8787 E Mountain View Rd #1014 · Scottsdale, AZ 85258

$315,000

2 bd · 1.0 ba · 1,005 sqft · Condo public records · 90 Days on market

Built 1985 $313/sqft · 5% above area Est $316k · at est. $354/mo HOA · 13% 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 +12.0/30.0
• ARV discount +7.7/15.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• DSCR +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant in place thru Feb 28, 2027 - IMMEDIATE INCOME. Remodeled 2 bed, 1 1/2 bath condo. Great Scottsdale location near Shea & 101. All appliances, Oak cabinets, Fireplace and breakfast bar. Walk-in closets in bedrooms. Community has 3 pools (1 heated) , heated spa, lighted tennis court and fitness center. Walking distance to Mountain View park, convenient to shopping and 101 freeway. AREA FEATURES * Two Championship golf courses at McCormick Ranch * Direct access to 18 miles of Rollerblading, Biking, Walking and Jogging trails. * Close to Scottsdale North Hospital *

Key facts

• Oak cabinets
• Walk-in closets
• Scottsdale location

Tags

• SCOTTSDALE LOCATION
• OAK CABINETS
• FIREPLACE
• BREAKFAST BAR
• WALK-IN CLOSETS
• 3 POOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $-76 ($-907/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (14.0% below list).
• Recommended offer: $271k (14.0% 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.
• Zoned schools: Cheyenne Traditional School (math 78% / reading 75%, grade A, #24 of 1,109 statewide, top 2%, 880 students, 4% FRL); Cocopah Middle School (math 63% / reading 63%, grade B+, #3 of 218 statewide, top 1%, 886 students, 9% FRL); Chaparral High School (math 40% / reading 35%, grade F, #82 of 381 statewide, top 22%, 2,038 students, 6% FRL) — zoned schools average 6% FRL vs 21% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.6%/yr); 299 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 90 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $192k; list at $315k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,772 (14.0% 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 90 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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 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: 0.86% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 9.7

CMA / ARV

• ARV (median comp): $316,248
• List price: $315,000
• Delta: -0.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.32×
• Total profit: $-59,553
• Equity at exit: $46,968

10-year hold

• IRR: -15.6%
• Equity multiple: 0.17×
• Total profit: $-72,801
• Equity at exit: $27,235

Cash invested: $88,200 (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 85258

• Rents YoY: 1.6%
• Active inventory: 299
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,708 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$78 /mo · $930/yr
• Insurance: −$131
• HOA: −$354
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-76

Break-even live

Break-even rent $2,803

Max offer price $301,655

Occupancy floor 98%

Sensitivity live

Price	-10% $103	-5% $14	+0% $-76	+5% $-165	+10% $-254
Rent	-10% $-289	-5% $-183	+0% $-76	+5% $31	+10% $138
Rate	-1.0pp $83	-0.5pp $5	base $-76	+0.5pp $-157	+1.0pp $-240

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8787 E Mountain View Rd Scottsdale, AZ	1.0–3.0	1.0–2.0	1093	$3,598	$3.29	0d	10	0.12mi
8787 E Mountain View Rd Scottsdale, AZ	1.0–3.0	1.0–2.0	1113	$3,612	$3.25	15d	10	0.12mi
8700 E Mountain View Rd Scottsdale, AZ	2.0–3.0	2.0	1216	$3,500	$2.88	45d	2	0.13mi
8700 E Mountain View Rd #1081 Scottsdale, AZ	3.0	2.0	1342	$6,500	$4.84	0d	1	0.17mi
10101 N Arabian Trl #2004 Scottsdale, AZ	2.0	2.0	1055	$3,400	$3.22	0d	1	0.20mi
10101 N Arabian Trl Scottsdale, AZ	2.0	2.0	1077	$3,624	$3.36	45d	3	0.26mi
9449 N 90th St Scottsdale, AZ	1.0	1.0	723	$1,974	$2.73	1d	31	0.31mi
9115 E Purdue Ave #213 Scottsdale, AZ	2.0	2.0	1145	$2,250	$1.97	15d	1	0.49mi
9355 N 91st St #101 Scottsdale, AZ	2.0	2.0	1244	$7,000	$5.63	45d	1	0.54mi
9355 N 91st St Scottsdale, AZ	2.0	2.0	1206	$5,550	$4.60	1d	2	0.54mi
9340 N 92nd St Scottsdale, AZ	2.0	1.5–2.0	1134	$3,150	$2.78	45d	2	0.56mi
9465 N 92nd St Scottsdale, AZ	2.0–3.0	2.0	1230	$1,675	$1.36	16d	2	0.58mi
9465 N 92nd St Scottsdale, AZ	1.0–2.0	1.0–2.0	929	$1,675	$1.80	0d	2	0.58mi
9340 N 92nd St #204 Scottsdale, AZ	2.0	2.0	1114	$3,300	$2.96	23d	1	0.59mi
9345 N 92nd St #202 Scottsdale, AZ	2.0	2.0	1100	$1,595	$1.45	45d	1	0.62mi
9323 E Purdue Ave #171 Scottsdale, AZ	2.0	2.0	1145	$4,200	$3.67	45d	1	0.64mi
9270 E Mission Ln Unit 1546034P Scottsdale, AZ	2.0	2.0	1270	$1,578	$1.24	16d	1	0.65mi
9270 E Mission Ln #219 Scottsdale, AZ	2.0	2.0	1114	$3,000	$2.69	26d	1	0.65mi
9275 E Mission Ln #201 Scottsdale, AZ	2.0	2.0	1175	$1,950	$1.66	4d	1	0.66mi
9275 E Mission Ln Scottsdale, AZ	1.0–2.0	1.0–2.0	994	$1,950	$1.96	26d	2	0.67mi
8260 E Arabian Trl Scottsdale, AZ	1.0–2.0	1.0–2.0	961	$4,000	$4.16	45d	3	0.68mi
8260 E Arabian Trl Scottsdale, AZ	1.0–2.0	1.0–2.0	961	$4,000	$4.16	18d	2	0.68mi
8260 E Arabian Trl #275 Scottsdale, AZ	2.0	2.0	1073	$4,000	$3.73	6d	1	0.68mi
9550 N 94th Pl Scottsdale, AZ	2.0	2.0	1166	$1,798	$1.54	6d	2	0.72mi
9550 N 94th Pl #215 Scottsdale, AZ	2.0	2.0	1189	$1,845	$1.55	7d	1	0.72mi
9450 N 94th Pl #210 Scottsdale, AZ	1.0	1.0	802	$1,600	$2.00	45d	1	0.73mi
8256 E Arabian Trl #126 Scottsdale, AZ	2.0	1.0	901	$2,000	$2.22	45d	1	0.73mi
8250 E Arabian Trl Scottsdale, AZ	1.0–2.0	1.0–2.0	926	$2,500	$2.70	45d	2	0.75mi
9775 N 94th Pl #103 Scottsdale, AZ	3.0	2.0	1497	$4,700	$3.14	26d	1	0.76mi
9430 E Mission Ln Scottsdale, AZ	2.0–3.0	2.0	1230	$1,550	$1.26	16d	2	0.77mi
9430 E Mission Ln Unit 101 Scottsdale, AZ	3.0	2.0	1415	$2,250	$1.59	0d	1	0.77mi
9445 N 94th Pl Scottsdale, AZ	1.0–2.0	1.0–2.0	1087	$1,800	$1.66	20d	2	0.80mi
9450 N 95th St #215 Scottsdale, AZ	2.0	2.0	1145	$1,750	$1.53	26d	1	0.83mi
9460 E Mission Ln #214 Scottsdale, AZ	2.0	2.0	1145	$2,000	$1.75	0d	1	0.83mi
9600 N 96th St Scottsdale, AZ	2.0–3.0	2.0	1170	$2,400	$2.05	45d	3	0.96mi
9600 N 96th St Scottsdale, AZ	2.0–3.0	2.0	1170	$2,250	$1.92	21d	2	0.96mi
9600 N 96th St Scottsdale, AZ	1.0–3.0	1.0–2.0	1016	$2,050	$2.02	1d	3	0.96mi
9600 N 96th St Scottsdale, AZ	1.0–3.0	1.0–2.0	1016	$2,000	$1.97	19d	4	0.96mi
11011 N 92nd St Scottsdale, AZ	2.0–3.0	2.0–3.0	1371	$1,900	$1.39	23d	6	1.03mi
11011 N 92nd St Scottsdale, AZ	2.0–3.0	2.0–2.5	1371	$1,850	$1.35	45d	6	1.03mi

HOA detail condo

• Monthly dues: $354 · $4,248/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $315,000 Active 90 DOM
2. 2026-06-18
   days on market $315,000 Active 87 DOM
3. 2026-06-17
   days on market $315,000 Active 86 DOM
4. 2026-06-16
   days on market $315,000 Active 85 DOM
5. 2026-06-15
   days on market $315,000 Active 84 DOM
6. 2026-06-13
   days on market $315,000 Active 82 DOM
7. 2026-06-13
   days on market $315,000 Active 81 DOM
8. 2026-06-09
   days on market $315,000 Active 78 DOM
9. 2026-06-08
   days on market $315,000 Active 77 DOM
10. 2026-06-07
    days on market $315,000 Active 76 DOM
11. 2026-06-04
    days on market $315,000 Active 73 DOM
12. 2026-06-03
    days on market $315,000 Active 72 DOM
13. 2026-06-02
    days on market $315,000 Active 71 DOM
14. 2026-06-01
    days on market $315,000 Active 70 DOM
15. 2026-05-31
    days on market $315,000 Active 69 DOM
16. 2026-03-23
    price $315,000 578-char remark

    Show marketing remark (578 chars)

    Tenant in place thru Feb 28, 2027 - IMMEDIATE INCOME. Remodeled 2 bed, 1 1/2 bath condo. Great Scottsdale location near Shea & 101. All appliances, Oak cabinets, Fireplace and breakfast bar. Walk-in closets in bedrooms. Community has 3 pools (1 heated) , heated spa, lighted tennis court and fitness center. Walking distance to Mountain View park, convenient to shopping and 101 freeway. AREA FEATURES * Two Championship golf courses at McCormick Ranch * Direct access to 18 miles of Rollerblading, Biking, Walking and Jogging trails. * Close to Scottsdale North Hospital *

17. 2026-03-23
    listed $300,000 Active 578-char remark

    Show marketing remark (578 chars)

    Tenant in place thru Feb 28, 2027 - IMMEDIATE INCOME. Remodeled 2 bed, 1 1/2 bath condo. Great Scottsdale location near Shea & 101. All appliances, Oak cabinets, Fireplace and breakfast bar. Walk-in closets in bedrooms. Community has 3 pools (1 heated) , heated spa, lighted tennis court and fitness center. Walking distance to Mountain View park, convenient to shopping and 101 freeway. AREA FEATURES * Two Championship golf courses at McCormick Ranch * Direct access to 18 miles of Rollerblading, Biking, Walking and Jogging trails. * Close to Scottsdale North Hospital *

18. 2024-02-05
    historical $1,695
19. 2024-02-01
    price $1,695
20. 2024-01-24
    listed $1,700
21. 2020-05-28
    historical
22. 2020-04-02
    price $243,000
23. 2020-03-26
    price $244,000
24. 2020-03-18
    price $245,000
25. 2020-02-24
    listed $249,000 Active
26. 2007-04-09
    historical
27. 2007-03-15
    listed $215,000
28. 2007-03-08
    historical
29. 2006-09-14
    listed $224,900
30. 2006-09-01
    soldstatus $192,500
31. 2006-09-01
    soldstatus $192,500
32. 2006-09-01
    soldstatus $192,500
33. 2006-08-17
    listed $224,900

ⓘ 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: $930 · $78/mo
• Projected year-2 tax: $2,079 · $173/mo
• Expected delta: +$1,149/yr (+$96/mo · 123.5%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 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: $32,493
• − Mortgage interest: −$17,645
• − Property taxes: −$930
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,599
• − Management: −$2,599
• − HOA: −$4,248
• − Depreciation: −$9,164
• Taxable loss: −$6,268
• Est. tax savings @ 24.0%: +$1,504
• After-tax cash flow: $598/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): 25,545
• Household income: $114,111
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 832.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 6% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 5% Italian 5% Lithuanian 4%
• Foreign-born: 13% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -461.15%
• Current HPI: 335.6925
• Rent YoY: ▲ 1.60%
• 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

+40.1% since first listed

18 events — show timeline

• 2026-03-23 Price Changed $315,000 ARMLS
• 2026-03-23 Listed $300,000 ARMLS
• 2024-02-05 Rental Removed $1,695 Avail
• 2024-02-01 Price Changed $1,695 Avail
• 2024-01-24 Listed for Rent $1,700 Avail
• 2020-05-28 Listing Removed — ARMLS
• 2020-04-02 Price Changed $243,000 ARMLS
• 2020-03-26 Price Changed $244,000 ARMLS
• 2020-03-18 Price Changed $245,000 ARMLS
• 2020-02-24 Listed $249,000 ARMLS
• 2007-04-09 Listing Removed — ARMLS
• 2007-03-15 Listed $215,000 ARMLS
• 2007-03-08 Listing Removed — ARMLS
• 2006-09-14 Listed $224,900 ARMLS
• 2006-09-01 Sold (Public Records) $192,500 Public Records
• 2006-09-01 Sold (Public Records) $192,500 Public Records
• 2006-09-01 Sold (MLS) $192,500 ARMLS
• 2006-08-17 Listed $224,900 ARMLS

Property tax history

-0.9%/yr

Latest (2025): $930 · +4.4% YoY. Source: county tax records.