7960 E Camelback Rd #104 · Scottsdale, AZ 85251

$189,000

2 bd · 1.0 ba · 930 sqft · Condo · 72 Days on market

Built 1974 $203/sqft · 35% below area Est $289k · 35% under $681/mo HOA · 32% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +6.4/30.0
• 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
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this spacious 930 sq. ft. ground-floor condo in the heart of Scottsdale. This 2-bedroom, 1-bathroom residence offers a rare transition from your private covered patio directly to the lush common green space. Sold as-is, the unit serves as a blank canvas for your creative vision. Located in the prestigious Scottsdale Shadows, you'll enjoy 24-hour guard-gated security and resort-style amenities, including three pools, a 9-hole golf course, tennis courts, and a fitness center--all just minutes from Old Town.

Key facts

• $681 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $-324 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (24.8% below list).
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $142k (24.8% below list) — sets the bar for cash-flow.
• Cap rate 4.2% 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.
• 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); 586 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 72 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $97k; list at $189k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,049 (24.8% 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 72 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.11% ✓
• Cap rate: 4.23%
• Cash-on-cash: -7.36%
• DSCR: 0.67
• GRM: 7.5

CMA / ARV

• ARV (median comp): $288,726
• List price: $189,000
• Delta: -34.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -34.6%
• Equity multiple: -0.08×
• Total profit: $-57,009
• Equity at exit: $28,181

10-year hold

• IRR: -85.3%
• Equity multiple: -0.86×
• Total profit: $-98,260
• Equity at exit: $16,341

Cash invested: $52,920 (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: 586
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,105 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$681
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-324

Break-even live

Break-even rent $2,515

Max offer price $142,049

Occupancy floor —

Sensitivity live

Price	-10% $-194	-5% $-259	+0% $-324	+5% $-390	+10% $-455
Rent	-10% $-491	-5% $-408	+0% $-324	+5% $-241	+10% $-158
Rate	-1.0pp $-229	-0.5pp $-276	base $-324	+0.5pp $-373	+1.0pp $-423

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7979 E Camelback Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	906	$1,747	$1.93	0d	26	0.21mi
7749 E Camelback Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	924	$1,797	$1.94	0d	21	0.30mi
4343 N 78th St Scottsdale, AZ	2.0	1.0–2.0	698	$1,522	$2.18	0d	12	0.30mi
7625 E Camelback Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	946	$7,000	$7.40	45d	3	0.37mi
7625 E Camelback Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	946	$7,000	$7.40	25d	4	0.37mi
7625 E Camelback Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	946	$7,000	$7.40	19d	4	0.37mi
4354 N 82nd St Scottsdale, AZ	1.0–2.0	1.0–2.0	888	$2,700	$3.04	5d	8	0.37mi
4354 N 82nd St Scottsdale, AZ	1.0–2.0	1.0–2.0	888	$2,700	$3.04	45d	3	0.37mi
4354 N 82nd St Scottsdale, AZ	1.0–2.0	1.0–2.0	888	$2,700	$3.04	25d	4	0.37mi
4354 N 82nd St Scottsdale, AZ	1.0–2.0	1.0–2.0	888	$2,700	$3.04	2d	7	0.37mi
4354 N 82nd St Scottsdale, AZ	1.0–2.0	1.0–2.0	888	$2,700	$3.04	0d	7	0.37mi
4310 N 78th St Unit M Scottsdale, AZ	2.0	1.5	1046	$2,250	$2.15	19d	1	0.40mi
4247 N 78th St Scottsdale, AZ	1.0	1.0	640	$1,250	$1.95	25d	1	0.42mi
8037 E Glenrosa Ave Scottsdale, AZ	2.0	1.0	907	$1,599	$1.76	25d	1	0.43mi
7814 E Heatherbrae Ave Unit B Scottsdale, AZ	2.0	2.0	923	$2,095	$2.27	5d	1	0.45mi
7802 E Heatherbrae Ave Unit 2 Scottsdale, AZ	2.0	1.0	900	$2,100	$2.33	5d	1	0.46mi
7802 E Heatherbrae Ave #1 Scottsdale, AZ	2.0	1.0	900	$1,699	$1.89	25d	1	0.46mi
8113 E Glenrosa Ave Scottsdale, AZ	2.0	1.0	904	$1,595	$1.76	4d	1	0.46mi
7740 E Heatherbrae Ave Unit 1558700P Scottsdale, AZ	2.0	1.5	957	$2,592	$2.71	4d	1	0.48mi
7720 E Heatherbrae Ave Scottsdale, AZ	2.0	2.0	1088	$2,000	$1.84	25d	1	0.51mi
4950 N Miller Rd #339 Scottsdale, AZ	1.0	1.0	726	$1,800	$2.48	25d	1	0.59mi
4950 N Miller Rd Unit ROAD200 Scottsdale, AZ	2.0	2.0	1100	$2,100	$1.91	4d	1	0.59mi
4950 N Miller Rd Scottsdale, AZ	1.0	1.0	726	$1,388	$1.91	18d	3	0.59mi
4950 N Miller Rd Scottsdale, AZ	1.0	1.0	726	$1,425	$1.96	0d	2	0.59mi
4140 N 78th St Scottsdale, AZ	1.0–2.0	1.0–2.0	875	$1,775	$2.03	4d	17	0.60mi
4200 N 82nd St Scottsdale, AZ	2.0	2.0	1031	$2,038	$1.98	21d	3	0.60mi
4107 N 81st St Scottsdale, AZ	3.0	1.0	991	$1,649	$1.66	9d	1	0.60mi
4107 N 81st St Scottsdale, AZ	3.0	1.0	991	$1,649	$1.66	0d	1	0.60mi
4422 N 75th St Scottsdale, AZ	1.0–3.0	1.0–3.0	1488	$5,750	$3.86	9d	8	0.64mi
4422 N 75th St Scottsdale, AZ	1.0–3.0	1.0–3.0	1488	$5,750	$3.86	45d	7	0.64mi
4120 N 78th St Scottsdale, AZ	1.0	1.0	711	$1,500	$2.11	16d	2	0.64mi
4120 N 78th St #204 Scottsdale, AZ	1.0	1.0	709	$1,800	$2.54	5d	1	0.66mi
7436 E Chaparral Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	790	$4,750	$6.01	4d	6	0.69mi
7436 E Chaparral Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	790	$4,750	$6.01	19d	3	0.69mi
8507 E Hazelwood St Unit Guest H Scottsdale, AZ	1.0	1.0	529	$3,400	$6.43	45d	1	0.69mi
4625 N 73rd St Unit 1001 Scottsdale, AZ	2.0	2.0	700	$2,795	$3.99	16d	1	0.69mi
4604 N 74th St Unit 1 Scottsdale, AZ	2.0	1.0	1000	$2,495	$2.50	45d	1	0.70mi
4534 N 74th St Unit 3 Scottsdale, AZ	2.0	1.0	900	$2,495	$2.77	45d	1	0.70mi
4200 N Miller Rd #408 Scottsdale, AZ	2.0	2.0	1114	$2,100	$1.89	45d	1	0.70mi
4848 N Woodmere Fairway #5 Scottsdale, AZ	2.0	1.5	1112	$1,890	$1.70	5d	1	0.70mi

HOA detail condo

• Monthly dues: $681 · $8,172/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $189,000 Active 72 DOM
2. 2026-06-18
   days on market $189,000 Active 69 DOM
3. 2026-06-17
   days on market $189,000 Active 68 DOM
4. 2026-06-16
   days on market $189,000 Active 67 DOM
5. 2026-06-15
   days on market $189,000 Active 66 DOM
6. 2026-06-13
   days on market $189,000 Active 64 DOM
7. 2026-06-13
   days on market $189,000 Active 63 DOM
8. 2026-06-09
   days on market $189,000 Active 60 DOM
9. 2026-06-08
   days on market $189,000 Active 59 DOM
10. 2026-06-07
    days on market $189,000 Active 58 DOM
11. 2026-06-04
    days on market $189,000 Active 55 DOM
12. 2026-06-03
    days on market $189,000 Active 54 DOM
13. 2026-06-02
    days on market $189,000 Active 53 DOM
14. 2026-06-01
    days on market $189,000 Active 52 DOM
15. 2026-05-31
    days on market $189,000 Active 51 DOM
16. 2026-04-10
    listed $199,000 Active 519-char remark

    Show marketing remark (519 chars)

    Discover this spacious 930 sq. ft. ground-floor condo in the heart of Scottsdale. This 2-bedroom, 1-bathroom residence offers a rare transition from your private covered patio directly to the lush common green space. Sold as-is, the unit serves as a blank canvas for your creative vision. Located in the prestigious Scottsdale Shadows, you'll enjoy 24-hour guard-gated security and resort-style amenities, including three pools, a 9-hole golf course, tennis courts, and a fitness center--all just minutes from Old Town.

17. 2005-02-03
    soldstatus $97,000 347-char remark

    Show marketing remark (347 chars)

    Very nice ground floor end unit with lovely patio and view. Light & bright, domed light in kitchen, some tile. Gated community in fantastic location near downtown Scottsdale, parks, shopping and dining. Convenient to the 101 freeway. Enjoy pools, spas, tennis, exercise room, activity center plus much more. 6 months HOA fees impounded at COE.

18. 2005-01-21
    historical 347-char remark

    Show marketing remark (347 chars)

    Very nice ground floor end unit with lovely patio and view. Light & bright, domed light in kitchen, some tile. Gated community in fantastic location near downtown Scottsdale, parks, shopping and dining. Convenient to the 101 freeway. Enjoy pools, spas, tennis, exercise room, activity center plus much more. 6 months HOA fees impounded at COE.

19. 2004-12-09
    listed $105,000 347-char remark

    Show marketing remark (347 chars)

    Very nice ground floor end unit with lovely patio and view. Light & bright, domed light in kitchen, some tile. Gated community in fantastic location near downtown Scottsdale, parks, shopping and dining. Convenient to the 101 freeway. Enjoy pools, spas, tennis, exercise room, activity center plus much more. 6 months HOA fees impounded at COE.

20. 2001-01-15
    soldstatus $75,000
21. 2000-11-07
    listed $80,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 5 d/yr ≥112°F today · 13 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: $25,256
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − HOA: −$8,172
• − Depreciation: −$5,498
• Taxable loss: −$6,822
• Est. tax savings @ 24.0%: +$1,637
• After-tax cash flow: $-2,256/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

+148.8% since first listed

6 events — show timeline

• 2026-04-10 Listed $199,000 ARMLS
• 2005-02-03 Sold (MLS) $97,000 ARMLS
• 2005-01-21 Listing Removed — ARMLS
• 2004-12-09 Listed $105,000 ARMLS
• 2001-01-15 Sold (MLS) $75,000 ARMLS
• 2000-11-07 Listed $80,000 ARMLS