10080 E Mountain View Lake Dr Unit D301 · Scottsdale, AZ 85258

$1

1 bd · 1.0 ba · 991 sqft · Townhouse public records · 1 Days on market

Built 1985 $374/mo HOA · 17% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home! Enter at the private gated entryway and enjoy the lux lifestyle offered at the ''Scottsdale Bay Club'' community. The community is surrounded with fine lifestyle choices galore! Enjoy Shopping, Entertainment, Fine Dining, Health and Fitness, Indoor and Outdoor Activities abound. Enjoy a heated pool, spa, clubhouse, recreation center with fitness room, and beautifully maintained grounds. Adjacent to a 27 Acre park. Located w/ in walking distance to surrounding amenities. Quick freeway access, short distance to The Phoenix Open, Barrett-Jackson, West World, MLB Spring Training, Casino's, Medical Facilities, Hospitals, Treatment Centers, Lake Pleasant, 4x4 Off-Roading, Horse Back

Key facts

• Clubhouse
• Spa
• Fitness room

Tags

• PRIVATE GATED ENTRYWAY
• HEATED POOL
• SPA
• CLUBHOUSE
• RECREATION CENTER
• FITNESS ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $1.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).
• Cap rate 1626085.6% 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.
• Zoned schools: Laguna Elementary School (math 57% / reading 62%, grade B-, #148 of 1,109 statewide, top 15%, 370 students, 12% FRL); Mountainside Middle School (math 54% / reading 58%, grade B-, #10 of 218 statewide, top 4%, 550 students, 11% FRL); Desert Mountain High School (math 49% / reading 47%, grade D, #46 of 381 statewide, top 12%, 1,880 students, 8% FRL).
• Market conditions: Rents rising (+1.6%/yr); 293 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $0 of loan paydown is wiped out by about $0 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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 218870.00% ✓
• Cap rate: 1626085.60%
• Cash-on-cash: 5807426.10%
• DSCR: 258398.78
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $362,706
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10080 E Mountainview Lake Dr Unit F362	0.13mi	2/2.0 (+1)	1,081 (+9%)	3mo	$545,000	$504	68
10017 E Mountain View Rd #2091	0.33mi	2/2.0 (+1)	942 (-5%)	3mo	$355,000	$377	65
10055 E Mountainview Lake Dr #1026	0.20mi	2/2.0 (+1)	1,076 (+9%)	4mo	$330,000	$307	64
10017 E Mountain View Rd #2082	0.33mi	2/2.0 (+1)	942 (-5%)	8mo	$344,750	$366	60
10115 E Mountain View Rd #1062	0.34mi	2/2.0 (+1)	1,076 (+9%)	2mo	$370,000	$344	59
9708 E Via Linda -- #2336	0.66mi	2/2.0 (+1)	1,038 (+5%)	3mo	$355,000	$342	50
9708 E Via Linda -- #2360	0.66mi	2/2.0 (+1)	1,038 (+5%)	6mo	$392,500	$378	47
9707 E Mountain View Rd #2452	0.59mi	1/1.0	850 (-14%)	4mo	$375,000	$441	46
9707 E Mountain View Rd #1461	0.59mi	2/2.0 (+1)	1,136 (+15%)	1mo	$430,000	$379	38
9707 E Mountain View Rd #2469	0.59mi	2/2.0 (+1)	1,136 (+15%)	2mo	$375,000	$330	38
9708 E Via Linda -- #2308	0.66mi	2/2.0 (+1)	1,125 (+14%)	5mo	$321,650	$286	34
9708 E Via Linda -- #2346	0.66mi	2/2.0 (+1)	1,125 (+14%)	5mo	$359,000	$319	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 298310.78×
• Total profit: $83,527
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 617149.87×
• Total profit: $172,802
• Equity at exit: $0

Cash invested: $0 (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: 293

Monthly cashflow live

• Estimated rent: $2,189 high
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$374
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $1,355

Break-even live

Break-even rent $473

Max offer price $1

Occupancy floor 33%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10080 E Mountainview Lake Dr Scottsdale, AZ	1.0–3.0	1.0–2.0	1336	$1,750	$1.31	5d	5	0.01mi
10055 E Mountainview Lake Dr Scottsdale, AZ	2.0	2.0–2.5	1166	$2,625	$2.25	2d	2	0.14mi
10115 E Mountain View Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	890	$1,500	$1.69	2d	3	0.26mi
10115 E Mountain View Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	890	$1,500	$1.69	7d	4	0.26mi
10115 E Mountain View Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	890	$1,695	$1.90	21d	3	0.26mi
10017 E Mountain View Rd Scottsdale, AZ	2.0	2.0	955	$3,512	$3.68	12d	2	0.28mi
10017 E Mountain View Rd Scottsdale, AZ	2.0	2.0	1176	$3,162	$2.69	43d	3	0.28mi
10017 E Mountain View Rd #2053 Scottsdale, AZ	2.0	2.0	968	$3,825	$3.95	3d	1	0.32mi
10455 E Via Linda Scottsdale, AZ	1.0–3.0	1.0–2.0	1005	$1,690	$1.68	1d	10	0.43mi
9711 E Mountain View Rd Scottsdale, AZ	1.0	1.0	632	$2,650	$4.19	24d	3	0.50mi
9711 E Mountain View Rd Scottsdale, AZ	1.0	1.0	659	$2,650	$4.02	43d	4	0.50mi
9707 E Mountain View Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	1093	$1,999	$1.83	16d	11	0.52mi
9707 E Mountain View Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	993	$2,200	$2.22	3d	10	0.52mi
9707 E Mountain View Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	1093	$2,099	$1.92	24d	9	0.52mi
9707 E Mountain View Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	993	$3,400	$3.42	44d	8	0.52mi
9707 E Mountain View Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	993	$2,500	$2.52	43d	9	0.52mi
9708 E Via Linda Scottsdale, AZ	2.0	2.0	968	$2,750	$2.84	2d	1	0.62mi
9708 E Via Linda Scottsdale, AZ	2.0	2.0	1038	$1,825	$1.76	20d	1	0.62mi
9708 E Via Linda #1366 Scottsdale, AZ	2.0	2.0	968	$1,875	$1.94	43d	1	0.65mi
9708 E Via Linda #1337 Scottsdale, AZ	2.0	2.0	1038	$1,950	$1.88	24d	1	0.65mi
9708 E Via Linda #2340 Scottsdale, AZ	2.0	2.0	1119	$2,100	$1.88	2d	1	0.65mi
9708 E Via Linda #2303 Scottsdale, AZ	2.0	2.0	1125	$1,645	$1.46	7d	1	0.65mi
9708 E Via Linda #1300 Scottsdale, AZ	2.0	2.0	1038	$2,300	$2.22	24d	1	0.65mi
9708 E Via Linda #1338 Scottsdale, AZ	2.0	2.0	1038	$2,100	$2.02	24d	1	0.65mi
9708 E Via Linda #1316 Scottsdale, AZ	2.0	2.0	1038	$4,400	$4.24	24d	1	0.65mi
9708 E Via Linda #1361 Scottsdale, AZ	2.0	2.0	1038	$6,450	$6.21	24d	1	0.65mi
9708 E Via Linda #2324 Scottsdale, AZ	2.0	2.0	1038	$1,750	$1.69	7d	1	0.65mi
9708 E Via Linda #1304 Scottsdale, AZ	2.0	2.0	1038	$2,200	$2.12	2d	1	0.65mi
9708 E Via Linda #2364 Scottsdale, AZ	2.0	2.0	1100	$4,000	$3.64	17d	1	0.65mi
9708 E Via Linda #2303 Scottsdale, AZ	2.0	2.0	1125	$1,645	$1.46	16d	1	0.65mi
9708 E Via Linda Unit 1545786P Scottsdale, AZ	2.0	2.0	1033	$2,258	$2.19	14d	1	0.65mi
9708 E Via Linda #1350 Scottsdale, AZ	2.0	2.0	1038	$2,000	$1.93	3d	1	0.65mi
9708 E Via Linda #1324 Scottsdale, AZ	2.0	2.0	1038	$3,800	$3.66	24d	1	0.65mi
9708 E Via Linda #2324 Scottsdale, AZ	2.0	2.0	1038	$1,750	$1.69	20d	1	0.65mi
9708 E Via Linda #2317 Scottsdale, AZ	2.0	2.0	1125	$3,000	$2.67	18d	1	0.65mi
9708 E Via Linda #2364 Scottsdale, AZ	2.0	2.0	1100	$2,400	$2.18	24d	1	0.65mi
9600 N 96th St Scottsdale, AZ	2.0–3.0	2.0	1170	$2,400	$2.05	43d	3	0.74mi
9600 N 96th St Scottsdale, AZ	1.0–3.0	1.0–2.0	1016	$1,700	$1.67	11d	4	0.74mi
9600 N 96th St Scottsdale, AZ	2.0–3.0	2.0	1170	$2,250	$1.92	19d	2	0.74mi
9600 N 96th St Scottsdale, AZ	1.0–3.0	1.0–2.0	1016	$1,600	$1.57	17d	4	0.74mi

HOA detail

• Monthly dues: $374 · $4,488/yr
• Likely covers: landscapingpoolsecurity

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $1 Coming Soon 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 18 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: $26,264
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − HOA: −$4,488
• − Depreciation: −$0
• Taxable income: $17,574
• Est. tax owed @ 24.0%: −$4,218
• After-tax cash flow: $12,043/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

+235.4% since first listed

7 events — show timeline

• 2026-06-18 Coming Soon $1 ARMLS
• 2026-06-04 Sold (Public Records) $275,000 Public Records
• 2017-06-07 Sold (Public Records) $157,000 Public Records
• 2005-06-30 Sold (Public Records) $228,000 Public Records
• 2002-01-03 Sold (Public Records) $118,500 Public Records
• 1999-06-28 Sold (Public Records) $109,900 Public Records
• 1994-11-30 Sold (Public Records) $82,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $914 · +4.2% YoY. Source: county tax records.