7401 N Scottsdale Rd #7 · Scottsdale, AZ 85253

$625,000

3 bd · 3.0 ba · 2,351 sqft · Condo public records · 343 Days on market

Built 1975 $266/sqft · 49% below area Est $1231k · 49% under $752/mo HOA · 13% 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• Appreciation +10.0/10.0
• Schools +4.8/10.0
• Rent growth +4.7/5.0
• 1% rule +4.3/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Location,Location,Location! 3BR 2.5BA Plus Den Townhome with Lake Views Offers the best of AZ Living. Close to whatever your heart desires: Scottsdale Fashion Square, Theater, Restaurants... This Paradise Valley address offers access to Heated Pool and Spa, Tennis, Lake and more... Lock and Leave or Full time residents enjoy this Resort Community. Recent updates in Kitchen and the HVAC system was replaced in 2019. Spacious BR's, Den with FP, Family Rm and LR Plus outside patios offer plenty of spaces to relax. Washer,Dryer, Refrigerator stays. Roofs are being redone and start on unit #1.

Key facts

• Tennis
• Resort community
• Lake views

Tags

• LAKE VIEWS
• HEATED POOL
• SPA
• TENNIS
• RESORT COMMUNITY
• RECENT UPDATES IN KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $625k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $578k (7.5% below list).
• Recommended offer: $550k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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 (+8.6%/yr); 349 active listings in the ZIP; 40 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 38% of the median local income ($185k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $67k of equity ($4k loan paydown + $62k appreciation (10.0% local appreciation)).
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $175k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$107k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 343 days — a 12% lower offer ($550k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 21452% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $165k; list at $625k implies a 279% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $550,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 343 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 9.0

CMA / ARV

• ARV (median comp): $1,230,943
• List price: $625,000
• Delta: -49.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 3.16×
• Total profit: $377,817
• Equity at exit: $563,050

10-year hold

• IRR: 24.8%
• Equity multiple: 7.76×
• Total profit: $1,183,379
• Equity at exit: $1,214,238

Cash invested: $175,000 (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 85253

• Home prices YoY: 4.2%
• Rents YoY: 8.6%
• Active inventory: 349
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $5,781 high
• Mortgage (P&I): −$3,278
• Tax from tax record: −$172 /mo · $2,065/yr
• Insurance: −$260
• HOA: −$752
• Vacancy / Maint / Mgmt: −$1,214
• Net cashflow: $105

Break-even live

Break-even rent $5,648

Max offer price $625,000

Occupancy floor 93%

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7401 N Scottsdale Rd Paradise Valley, AZ	3.0	2.0–2.5	1930	$2,898	$1.50	24d	2	0.02mi
7275 N Scottsdale Rd #1019 Paradise Valley, AZ	4.0	3.5	3062	$6,800	$2.22	43d	1	0.21mi
7614 E Gila Bend Rd Scottsdale, AZ	3.0	3.0	2608	$6,900	$2.65	43d	1	0.45mi
7238 E Joshua Tree Ln Scottsdale, AZ	2.0	2.0	2033	$3,450	$1.70	3d	1	0.64mi
6842 N 72nd Pl Scottsdale, AZ	3.0	2.0	2300	$7,500	$3.26	43d	1	0.66mi
7773 E Stallion Rd Scottsdale, AZ	3.0	2.0	1812	$4,000	$2.21	24d	1	0.68mi
6834 N 72nd Pl Scottsdale, AZ	3.0	2.0	2300	$8,500	$3.70	43d	1	0.68mi
7799 E Oakshore Dr Scottsdale, AZ	2.0	2.0	1813	$10,000	$5.52	43d	1	0.69mi
6819 N 73rd St Scottsdale, AZ	2.0	2.0	2032	$6,000	$2.95	43d	1	0.70mi
7720 N Pinesview Dr Scottsdale, AZ	3.0	2.0	1618	$5,500	$3.40	43d	1	0.76mi
7819 E Via Rio Scottsdale, AZ	3.0	2.0	2053	$8,200	$3.99	43d	1	0.81mi
7620 E Via del Placito Scottsdale, AZ	4.0	2.5	2829	$18,000	$6.36	43d	1	0.81mi
6587 N Palmeraie Blvd #3022 Paradise Valley, AZ	3.0	3.5	3202	$25,000	$7.81	7d	1	0.83mi
6587 N Palmeraie Blvd Paradise Valley, AZ	3.0	4.0	3202	$25,000	$7.81	43d	1	0.83mi
6587 N Palmeraie Blvd #2003 Paradise Valley, AZ	2.0	2.5	2100	$13,500	$6.43	43d	1	0.83mi
6587 N Palmeraie Blvd #3032 Paradise Valley, AZ	2.0	3.0	1926	$18,000	$9.35	44d	1	0.83mi
7837 E Via Marina Scottsdale, AZ	3.0	2.0	1821	$11,500	$6.32	43d	1	0.83mi
7285 E Las Palmaritas Dr Scottsdale, AZ	3.0	2.5	2586	$7,500	$2.90	21d	1	0.84mi
7330 E Las Palmaritas Dr Scottsdale, AZ	3.0	3.5	2700	$10,000	$3.70	21d	1	0.87mi
7838 E Via Costa Scottsdale, AZ	3.0	2.0	2013	$7,000	$3.48	43d	1	0.87mi
6587 N Palmeraie Blvd Unit 2015 Paradise Valley, AZ	2.0	2.5	1926	$20,000	$10.38	43d	1	0.90mi
7500 N Via Camello del Sur Scottsdale, AZ	3.0	2.0	2295	$4,500	$1.96	43d	1	0.92mi
7506 N Via Camello del Sur Scottsdale, AZ	2.0	2.0	2130	$6,500	$3.05	43d	1	0.93mi
7322 E Sierra Vista Dr Scottsdale, AZ	3.0	4.0	2854	$10,500	$3.68	43d	1	0.93mi
7513 N Via Camello del Sur Scottsdale, AZ	2.0	2.0	1890	$3,095	$1.64	24d	1	0.95mi
7519 N Via Camello del Sur Scottsdale, AZ	2.0	2.0	1890	$3,750	$1.98	43d	1	0.96mi
7893 E Joshua Tree Ln Scottsdale, AZ	3.0	2.5	1640	$4,600	$2.80	43d	1	0.96mi
7278 E Echo Ln Scottsdale, AZ	3.0	2.5	2925	$9,500	$3.25	24d	1	0.97mi
7636 N Via Camello del Sur Scottsdale, AZ	2.0	2.0	1890	$14,500	$7.67	43d	1	0.97mi
7537 N Via Camello del Sur Scottsdale, AZ	2.0	2.0	1812	$4,900	$2.70	43d	1	0.98mi
7933 E Pepper Tree Ln Scottsdale, AZ	3.0	2.5	1640	$2,599	$1.58	43d	1	0.99mi
7638 E Via de Lindo Scottsdale, AZ	3.0	2.0	2248	$9,000	$4.00	43d	1	1.00mi
7305 E Del Acero Dr Scottsdale, AZ	2.0	2.5	2010	$9,500	$4.73	43d	1	1.06mi
6333 N Scottsdale Rd Unit 22 Scottsdale, AZ	3.0	3.5	2892	$9,000	$3.11	24d	1	1.06mi
8109 E Via Sonrisa Unit 1545669P Scottsdale, AZ	3.0	2.0	1614	$4,058	$2.51	14d	1	1.08mi
7650 N Via de Fonda Scottsdale, AZ	2.0	2.0	1812	$4,400	$2.43	43d	1	1.08mi
8095 E Via del Desierto Scottsdale, AZ	2.0	2.0	1890	$3,995	$2.11	43d	1	1.08mi
7974 E Via Campo Scottsdale, AZ	4.0	3.0	2852	$6,450	$2.26	43d	1	1.09mi
7745 N Via Camello del Sur Scottsdale, AZ	2.0	2.0	1890	$4,500	$2.38	43d	1	1.11mi
8012 E Via Campo Scottsdale, AZ	4.0	2.0	2430	$3,950	$1.63	43d	1	1.11mi

HOA detail condo

• Monthly dues: $752 · $9,024/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $625,000 Active 343 DOM
2. 2026-06-17
   days on market $625,000 Active 342 DOM
3. 2026-06-16
   days on market $625,000 Active 341 DOM
4. 2026-06-15
   days on market $625,000 Active 340 DOM
5. 2026-06-13
   days on market $625,000 Active 338 DOM
6. 2026-06-09
   days on market $625,000 Active 334 DOM
7. 2026-06-08
   days on market $625,000 Active 333 DOM
8. 2026-06-07
   days on market $625,000 Active 332 DOM
9. 2026-06-04
   days on market $625,000 Active 329 DOM
10. 2026-06-03
    days on market $625,000 Active 328 DOM
11. 2026-06-02
    days on market $625,000 Active 327 DOM
12. 2026-06-01
    days on market $625,000 Active 326 DOM
13. 2026-05-31
    days on market $625,000 Active 325 DOM
14. 2026-04-29
    listed $2,900
15. 2026-02-27
    price $625,000 595-char remark

    Show marketing remark (595 chars)

    Location,Location,Location! 3BR 2.5BA Plus Den Townhome with Lake Views Offers the best of AZ Living. Close to whatever your heart desires: Scottsdale Fashion Square, Theater, Restaurants... This Paradise Valley address offers access to Heated Pool and Spa, Tennis, Lake and more... Lock and Leave or Full time residents enjoy this Resort Community. Recent updates in Kitchen and the HVAC system was replaced in 2019. Spacious BR's, Den with FP, Family Rm and LR Plus outside patios offer plenty of spaces to relax. Washer,Dryer, Refrigerator stays. Roofs are being redone and start on unit #1.

16. 2025-12-14
    price $649,900 595-char remark

    Show marketing remark (595 chars)

    Location,Location,Location! 3BR 2.5BA Plus Den Townhome with Lake Views Offers the best of AZ Living. Close to whatever your heart desires: Scottsdale Fashion Square, Theater, Restaurants... This Paradise Valley address offers access to Heated Pool and Spa, Tennis, Lake and more... Lock and Leave or Full time residents enjoy this Resort Community. Recent updates in Kitchen and the HVAC system was replaced in 2019. Spacious BR's, Den with FP, Family Rm and LR Plus outside patios offer plenty of spaces to relax. Washer,Dryer, Refrigerator stays. Roofs are being redone and start on unit #1.

17. 2025-11-25
    price $679,900 595-char remark

    Show marketing remark (595 chars)

    Location,Location,Location! 3BR 2.5BA Plus Den Townhome with Lake Views Offers the best of AZ Living. Close to whatever your heart desires: Scottsdale Fashion Square, Theater, Restaurants... This Paradise Valley address offers access to Heated Pool and Spa, Tennis, Lake and more... Lock and Leave or Full time residents enjoy this Resort Community. Recent updates in Kitchen and the HVAC system was replaced in 2019. Spacious BR's, Den with FP, Family Rm and LR Plus outside patios offer plenty of spaces to relax. Washer,Dryer, Refrigerator stays. Roofs are being redone and start on unit #1.

18. 2025-10-14
    price $690,000 595-char remark

    Show marketing remark (595 chars)

    Location,Location,Location! 3BR 2.5BA Plus Den Townhome with Lake Views Offers the best of AZ Living. Close to whatever your heart desires: Scottsdale Fashion Square, Theater, Restaurants... This Paradise Valley address offers access to Heated Pool and Spa, Tennis, Lake and more... Lock and Leave or Full time residents enjoy this Resort Community. Recent updates in Kitchen and the HVAC system was replaced in 2019. Spacious BR's, Den with FP, Family Rm and LR Plus outside patios offer plenty of spaces to relax. Washer,Dryer, Refrigerator stays. Roofs are being redone and start on unit #1.

19. 2025-10-01
    status Active 595-char remark

    Show marketing remark (595 chars)

    Location,Location,Location! 3BR 2.5BA Plus Den Townhome with Lake Views Offers the best of AZ Living. Close to whatever your heart desires: Scottsdale Fashion Square, Theater, Restaurants... This Paradise Valley address offers access to Heated Pool and Spa, Tennis, Lake and more... Lock and Leave or Full time residents enjoy this Resort Community. Recent updates in Kitchen and the HVAC system was replaced in 2019. Spacious BR's, Den with FP, Family Rm and LR Plus outside patios offer plenty of spaces to relax. Washer,Dryer, Refrigerator stays. Roofs are being redone and start on unit #1.

20. 2025-07-08
    historical 595-char remark

    Show marketing remark (595 chars)

    Location,Location,Location! 3BR 2.5BA Plus Den Townhome with Lake Views Offers the best of AZ Living. Close to whatever your heart desires: Scottsdale Fashion Square, Theater, Restaurants... This Paradise Valley address offers access to Heated Pool and Spa, Tennis, Lake and more... Lock and Leave or Full time residents enjoy this Resort Community. Recent updates in Kitchen and the HVAC system was replaced in 2019. Spacious BR's, Den with FP, Family Rm and LR Plus outside patios offer plenty of spaces to relax. Washer,Dryer, Refrigerator stays. Roofs are being redone and start on unit #1.

21. 2025-04-16
    listed $695,000 Active 595-char remark

    Show marketing remark (595 chars)

    Location,Location,Location! 3BR 2.5BA Plus Den Townhome with Lake Views Offers the best of AZ Living. Close to whatever your heart desires: Scottsdale Fashion Square, Theater, Restaurants... This Paradise Valley address offers access to Heated Pool and Spa, Tennis, Lake and more... Lock and Leave or Full time residents enjoy this Resort Community. Recent updates in Kitchen and the HVAC system was replaced in 2019. Spacious BR's, Den with FP, Family Rm and LR Plus outside patios offer plenty of spaces to relax. Washer,Dryer, Refrigerator stays. Roofs are being redone and start on unit #1.

22. 1991-11-25
    soldstatus $165,000
23. 1984-06-12
    soldstatus $175,000

ⓘ 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: $2,065 · $172/mo
• Projected year-2 tax: $4,125 · $344/mo
• Expected delta: +$2,060/yr (+$172/mo · 99.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 15 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: $69,375
• − Mortgage interest: −$35,010
• − Property taxes: −$2,065
• − Insurance: −$3,125
• − Repairs & maintenance: −$5,550
• − Management: −$5,550
• − HOA: −$9,024
• − Depreciation: −$18,182
• Taxable loss: −$9,130
• Est. tax savings @ 24.0%: +$2,191
• After-tax cash flow: $3,453/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): 17,904
• Household income: $184,979
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 298.0

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 11% Two or more races 9% Asian 5% Pacific Islander 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 4% Romanian 3% Slovak 3%
• Foreign-born: 15% · Canada, China
• Languages at home: 85% English-only · Spanish 5% Other Indo-European 4% Other Asian/Pacific 2%

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: ▲ 16.95%
• Current HPI: 416.0855
• Rent YoY: ▲ 8.63%
• 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

-98.3% since first listed

10 events — show timeline

• 2026-04-29 Listed for Rent $2,900 ARMLS
• 2026-02-27 Price Changed $625,000 ARMLS
• 2025-12-14 Price Changed $649,900 ARMLS
• 2025-11-25 Price Changed $679,900 ARMLS
• 2025-10-14 Price Changed $690,000 ARMLS
• 2025-10-01 Relisted — ARMLS
• 2025-07-08 Listing Removed — ARMLS
• 2025-04-16 Listed $695,000 ARMLS
• 1991-11-25 Sold (Public Records) $165,000 Public Records
• 1984-06-12 Sold (Public Records) $175,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $2,065 · +4.4% YoY. Source: county tax records.