7436 E Chaparral Rd Unit B102 · Scottsdale, AZ 85250

$265,000

2 bd · 2.0 ba · 1,002 sqft · Condo public records · 3 Days on market

Built 1975 $361/mo HOA · 15% 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).

• Cash flow +11.6/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +3.8/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Camelback Mountain views from your west-facing patio and the Scottsdale canal just steps away set the tone for this first-floor 2 bed, 2 bath ~1,000 sf condo in Winfield Place. Rarely lived in highend windows and doors, it offers bright, easy, lock-and-leave living. Walk or bike to Old Town Scottsdale, Scottsdale Fashion Square, Spring Training, Art Walk, dining, and nightlife. Two lively pools, a spa, a clubhouse, and lush green grounds create a true resort feel. Live, work, and play in one of Scottsdale's most connected and high-demand locations. Priced right and ready to go.

Key facts

• Brand new doors
• West-facing patio
• Brand new windows

Tags

• CAMELBACK MOUNTAIN VIEWS
• WEST-FACING PATIO
• SCOTTSDALE CANAL
• BRAND NEW WINDOWS
• BRAND NEW DOORS
• TWO LIVELY POOLS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (11.5% below list).
• Recommended offer: $235k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Kiva Elementary School (math 66% / reading 67%, grade B+, #79 of 1,109 statewide, top 7%, 527 students, 10% FRL); Mohave Middle School (math 45% / reading 48%, grade D+, #43 of 218 statewide, top 20%, 799 students, 31% FRL); Saguaro High School (math 37% / reading 41%, grade F, #78 of 381 statewide, top 20%, 1,466 students, 25% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 213 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 $2k of loan paydown is wiped out by about $8k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $138k; list at $265k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,623 (11.5% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.89% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.17% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.42×
• Total profit: $-43,001
• Equity at exit: $39,512

10-year hold

• IRR: -4.0%
• Equity multiple: 0.71×
• Total profit: $-21,528
• Equity at exit: $22,912

Cash invested: $74,200 (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 85250

• Rents YoY: 5.2%
• Active inventory: 213
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,346 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$110
• HOA: −$361
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-85

Break-even live

Break-even rent $2,453

Max offer price $250,040

Occupancy floor 99%

Sensitivity live

Price	-10% $65	-5% $-10	+0% $-85	+5% $-160	+10% $-235
Rent	-10% $-270	-5% $-177	+0% $-85	+5% $8	+10% $101
Rate	-1.0pp $49	-0.5pp $-17	base $-85	+0.5pp $-153	+1.0pp $-223

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7436 E Chaparral Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	790	$4,750	$6.01	19d	3	0.02mi
7436 E Chaparral Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	790	$4,750	$6.01	4d	6	0.02mi
7430 E Chaparral Rd Unit A2533 Scottsdale, AZ	2.0	2.0	1002	$1,750	$1.75	25d	1	0.05mi
7430 E Chaparral Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	862	$2,450	$2.84	4d	4	0.05mi
7430 E Chaparral Rd Unit 125A Scottsdale, AZ	2.0	2.0	1000	$1,600	$1.60	25d	1	0.06mi
7414 E Northland Dr Scottsdale, AZ	2.0	3.0	1253	$2,000	$1.60	25d	1	0.07mi
7414 E Northland Dr Unit A106 Scottsdale, AZ	2.0	2.5	1253	$2,000	$1.60	25d	1	0.07mi
4924 N Woodmere Fairway Unit 2 Scottsdale, AZ	2.0	1.0	850	$2,750	$3.24	45d	1	0.09mi
7333 E Chaparral Rd Scottsdale, AZ	3.0	2.0	1363	$2,599	$1.91	45d	1	0.09mi
7333 E Chaparral Rd Scottsdale, AZ	2.0	2.0	1215	$2,274	$1.87	14d	1	0.09mi
7333 E Chaparral Rd Scottsdale, AZ	2.0–3.0	2.0	1289	$2,274	$1.76	6d	5	0.09mi
7333 E Chaparral Rd Scottsdale, AZ	1.0	1.0	913	$1,799	$1.97	12d	1	0.09mi
7401 E Northland Dr #4 Scottsdale, AZ	3.0	2.0	1138	$3,500	$3.08	0d	1	0.12mi
5100 N Miller Rd Scottsdale, AZ	2.0	2.0–2.5	1377	$2,325	$1.69	0d	2	0.12mi
7401 E Northland Dr Scottsdale, AZ	2.0–3.0	2.0	1180	$3,500	$2.97	45d	3	0.12mi
4950 N Miller Rd #230 Scottsdale, AZ	2.0	2.0	1350	$2,999	$2.22	45d	1	0.12mi
4950 N Miller Rd #339 Scottsdale, AZ	1.0	1.0	726	$1,800	$2.48	25d	1	0.12mi
4950 N Miller Rd Unit ROAD200 Scottsdale, AZ	2.0	2.0	1100	$2,100	$1.91	4d	1	0.12mi
4950 N Miller Rd Scottsdale, AZ	1.0	1.0	726	$1,425	$1.96	0d	2	0.13mi
4950 N Miller Rd Scottsdale, AZ	1.0	1.0	726	$1,388	$1.91	18d	3	0.13mi
4848 N Woodmere Fairway Scottsdale, AZ	2.0	1.5	1152	$2,495	$2.17	0d	1	0.16mi
5100 N Miller Rd #10 Scottsdale, AZ	2.0	2.0	1178	$2,575	$2.19	45d	1	0.16mi
4848 N Woodmere Fairway #15 Scottsdale, AZ	2.0	1.5	1200	$2,499	$2.08	45d	1	0.16mi
4848 N Woodmere Fairway #5 Scottsdale, AZ	2.0	1.5	1112	$1,890	$1.70	5d	1	0.16mi
7333 E Chaparral Rd Unit 1 Scottsdale, AZ	1.0	1.0	913	$1,799	$1.97	9d	1	0.21mi
7333 E Chaparral Rd Unit 2 Scottsdale, AZ	2.0	2.0	1215	$2,274	$1.87	9d	1	0.21mi
4917 N 73rd St Scottsdale, AZ	2.0	2.0	999	$1,495	$1.50	9d	1	0.22mi
4917 N 73rd St #17 Scottsdale, AZ	2.0	2.0	999	$1,520	$1.52	19d	1	0.22mi
4917 N 73rd St #15 Scottsdale, AZ	2.0	2.0	999	$2,500	$2.50	45d	1	0.22mi
7290 E Rancho Vista Dr Scottsdale, AZ	2.0	3.0	1145	$2,195	$1.92	45d	1	0.25mi
4803 N Woodmere Fairway #2005 Scottsdale, AZ	2.0	2.0	1378	$3,300	$2.39	25d	1	0.26mi
7634 E Medlock Dr Scottsdale, AZ	2.0	2.0	1274	$3,500	$2.75	45d	1	0.28mi
4850 N 73rd St Scottsdale, AZ	2.0	1.5	1114	$2,300	$2.06	0d	1	0.31mi
4804 N 73rd St Scottsdale, AZ	2.0	1.5	1075	$2,250	$2.09	5d	1	0.33mi
4818 N 73rd St Scottsdale, AZ	2.0	1.5	1075	$2,350	$2.19	16d	1	0.33mi
4707 N 73rd St Scottsdale, AZ	3.0	2.0	1442	$12,995	$9.01	45d	1	0.34mi
4747 N Scottsdale Rd #4007 Scottsdale, AZ	2.0	2.5	1475	$10,000	$6.78	5d	1	0.41mi
4625 N 73rd St Unit 1001 Scottsdale, AZ	2.0	2.0	700	$2,795	$3.99	16d	1	0.41mi
7161 E Rancho Vista Dr #1003 Scottsdale, AZ	1.0	1.0	1046	$5,500	$5.26	0d	1	0.42mi
7161 E Rancho Vista Dr #4003 Scottsdale, AZ	2.0	2.0	1307	$4,500	$3.44	9d	1	0.42mi

HOA detail condo

• Monthly dues: $361 · $4,332/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-04-27
   status Pending
2. 2026-04-23
   listed $265,000 Active
3. 2014-03-24
   soldstatus $138,000
4. 2008-05-28
   soldstatus $149,000
5. 1995-08-25
   soldstatus $67,500

ⓘ 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: $925 · $77/mo
• Projected year-2 tax: $1,749 · $146/mo
• Expected delta: +$824/yr (+$69/mo · 89.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 5 d/yr ≥112°F today · 14 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: $28,155
• − Mortgage interest: −$14,844
• − Property taxes: −$925
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − HOA: −$4,332
• − Depreciation: −$7,709
• Taxable loss: −$5,485
• Est. tax savings @ 24.0%: +$1,317
• After-tax cash flow: $300/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): 15,394
• Household income: $95,761
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 288.0

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 8% Two or more races 8% Asian 5% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 10% · Canada, South Korea, Vietnam
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -568.01%
• Current HPI: 385.5354
• Rent YoY: ▲ 5.17%
• 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

+292.6% since first listed

5 events — show timeline

• 2026-04-27 Pending — ARMLS
• 2026-04-23 Listed $265,000 ARMLS
• 2014-03-24 Sold (Public Records) $138,000 Public Records
• 2008-05-28 Sold (Public Records) $149,000 Public Records
• 1995-08-25 Sold (Public Records) $67,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $925 · +4.4% YoY. Source: county tax records.