8859 E Conquistadores Dr · Scottsdale, AZ 85255

$680,000

2 bd · 3.0 ba · 1,408 sqft · SingleFamily public records · 114 Days on market

Built 1999 4,950 sqft lot $483/sqft · at area comps Est $710k · at est. $56/mo HOA · 2% 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 +9.4/15.0
• Appreciation +7.8/10.0
• Cash flow +6.1/30.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0
• 1% rule +0.3/10.0

Listing remarks MLS

Exceptional opportunity to own in the coveted Pinnacle Peak area of North Scottsdale offered at an attractive price point. This single family home delivers the ideal lock and leave lifestyle designed for easy Arizona living. Travertine flooring greets you in this warm and inviting floor plan. You will find vaulted ceilings, stainless steel appliances in a cozy kitchen appointed with a light filled breakfast alcove. The living area opens up to a well proportioned back yard w extended patio ~ ideal for seamless indoor/outdoor hosting. A large walk in closet & relaxing soaking tub compliment a spacious owner's suite. Wood blinds, water softener, built in garage cabinets, gated community, community pool, nearby hiking trails, local favorite restaurants and golf courses. Can be sold furnished.

Key facts

• Travertine flooring
• Breakfast alcove
• Walk in closet

Tags

• TRAVERTINE FLOORING
• VAULTED CEILINGS
• STAINLESS STEEL APPLIANCES
• BREAKFAST ALCOVE
• EXTENDED PATIO
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $680k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $457k (32.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $357k (47.5% below list).
• Recommended offer: $357k (47.5% below list) — sets the bar for 1% rule.
• Cap rate 4.1% 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 (+4.4%/yr); 720 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 30% of the median local income ($141k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $43k of equity ($5k loan paydown + $38k appreciation (5.6% local appreciation)).
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($619k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $240k; list at $680k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $357,211 (47.5% 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. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 47% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.53% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.94%
• DSCR: 0.65
• GRM: 15.9

CMA / ARV

• ARV (median comp): $710,000
• List price: $680,000
• Delta: -4.23%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8848 E Conquistadores Dr	0.03mi	2/2.0	1,408 (0%)	8mo	$715,000	$508	88
23046 N 88th Way	0.05mi	2/2.0	1,408 (0%)	9mo	$697,000	$495	87
8912 E Conquistadores Dr	0.04mi	2/2.0	1,408 (0%)	22mo	$618,800	$439	76
8953 E Calle Buena Vis	0.09mi	2/2.0	1,531 (+9%)	4mo	$710,000	$464	74
8886 E Calle Buena Vista --	0.03mi	2/2.0	1,606 (+14%)	4mo	$625,000	$389	68
23127 N 89th Pl	0.09mi	3/2.0 (+1)	1,606 (+14%)	2mo	$790,000	$492	62
8934 E Calle Buena Vis	0.06mi	2/2.0	1,606 (+14%)	10mo	$750,000	$467	61

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

Projected returns pro-forma

5.64% appreciation · 4.42% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.56×
• Total profit: $106,383
• Equity at exit: $411,982

10-year hold

• IRR: 10.3%
• Equity multiple: 3.05×
• Total profit: $390,408
• Equity at exit: $734,089

Cash invested: $190,400 (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 85255

• Home prices YoY: 1.7%
• Rents YoY: 4.4%
• Active inventory: 720
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $3,572 high
• Mortgage (P&I): −$3,566
• Tax from tax record: −$176 /mo · $2,117/yr
• Insurance: −$283
• HOA: −$56
• Vacancy / Maint / Mgmt: −$750
• Net cashflow: $-1,260

Break-even live

Break-even rent $5,167

Max offer price $457,459

Occupancy floor —

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: $170,000
• Closing costs: $20,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8880 E Paraiso Dr #115 Scottsdale, AZ	2.0	2.0	1239	$3,300	$2.66	43d	1	0.06mi
23010 N 86th St Scottsdale, AZ	2.0	2.0	1865	$7,500	$4.02	1d	1	0.31mi
9447 E Calle de Valle Dr Scottsdale, AZ	3.0	2.0	1846	$14,995	$8.12	1d	1	0.71mi
20704 N 90th Pl Scottsdale, AZ	2.0–3.0	2.0–3.5	1849	$3,900	$2.11	7d	4	1.44mi
20801 N 90th Pl Scottsdale, AZ	2.0–3.0	2.0	1437	$2,595	$1.81	1d	4	1.47mi
20801 N 90th Pl Unit 01 Scottsdale, AZ	3.0	2.0	1576	$6,450	$4.09	43d	1	1.47mi
20750 N 87th St Scottsdale, AZ	2.0–3.0	2.0–3.0	1930	$3,300	$1.71	24d	8	1.49mi
20750 N 87th St Scottsdale, AZ	2.0–3.0	2.0–3.0	1930	$3,250	$1.68	21d	9	1.49mi

HOA detail

• Monthly dues: $56 · $672/yr
• Likely covers: waterpoolsecurity

Listing history 27 events

1. 2026-06-18
   days on market $680,000 Active 114 DOM
2. 2026-06-17
   days on market $680,000 Active 113 DOM
3. 2026-06-16
   days on market $680,000 Active 112 DOM
4. 2026-06-15
   days on market $680,000 Active 111 DOM
5. 2026-06-13
   days on market $680,000 Active 109 DOM
6. 2026-06-09
   days on market $680,000 Active 105 DOM
7. 2026-06-08
   days on market $680,000 Active 104 DOM
8. 2026-06-07
   days on market $680,000 Active 103 DOM
9. 2026-06-04
   days on market $680,000 Active 100 DOM
10. 2026-06-03
    days on market $680,000 Active 99 DOM
11. 2026-06-02
    days on market $680,000 Active 98 DOM
12. 2026-06-02
    status $680,000 Active 97 DOM
13. 2026-06-01
    days on market $680,000 Under Contract Accepting Backups 97 DOM
14. 2026-05-31
    days on market $680,000 Under Contract Accepting Backups 96 DOM
15. 2026-05-19
    historical Under Contract Accepting Backups 803-char remark

    Show marketing remark (803 chars)

    Exceptional opportunity to own in the coveted Pinnacle Peak area of North Scottsdale offered at an attractive price point. This single family home delivers the ideal lock and leave lifestyle designed for easy Arizona living. Travertine flooring greets you in this warm and inviting floor plan. You will find vaulted ceilings, stainless steel appliances in a cozy kitchen appointed with a light filled breakfast alcove. The living area opens up to a well proportioned back yard w extended patio ~ ideal for seamless indoor/outdoor hosting. A large walk in closet & relaxing soaking tub compliment a spacious owner's suite. Wood blinds, water softener, built in garage cabinets, gated community, community pool, nearby hiking trails, local favorite restaurants and golf courses. Can be sold furnished.

16. 2026-05-09
    price $680,000 803-char remark

    Show marketing remark (803 chars)

    Exceptional opportunity to own in the coveted Pinnacle Peak area of North Scottsdale offered at an attractive price point. This single family home delivers the ideal lock and leave lifestyle designed for easy Arizona living. Travertine flooring greets you in this warm and inviting floor plan. You will find vaulted ceilings, stainless steel appliances in a cozy kitchen appointed with a light filled breakfast alcove. The living area opens up to a well proportioned back yard w extended patio ~ ideal for seamless indoor/outdoor hosting. A large walk in closet & relaxing soaking tub compliment a spacious owner's suite. Wood blinds, water softener, built in garage cabinets, gated community, community pool, nearby hiking trails, local favorite restaurants and golf courses. Can be sold furnished.

17. 2026-03-18
    price $685,000 803-char remark

    Show marketing remark (803 chars)

    Exceptional opportunity to own in the coveted Pinnacle Peak area of North Scottsdale offered at an attractive price point. This single family home delivers the ideal lock and leave lifestyle designed for easy Arizona living. Travertine flooring greets you in this warm and inviting floor plan. You will find vaulted ceilings, stainless steel appliances in a cozy kitchen appointed with a light filled breakfast alcove. The living area opens up to a well proportioned back yard w extended patio ~ ideal for seamless indoor/outdoor hosting. A large walk in closet & relaxing soaking tub compliment a spacious owner's suite. Wood blinds, water softener, built in garage cabinets, gated community, community pool, nearby hiking trails, local favorite restaurants and golf courses. Can be sold furnished.

18. 2026-02-23
    listed $700,000 Active 803-char remark

    Show marketing remark (803 chars)

    Exceptional opportunity to own in the coveted Pinnacle Peak area of North Scottsdale offered at an attractive price point. This single family home delivers the ideal lock and leave lifestyle designed for easy Arizona living. Travertine flooring greets you in this warm and inviting floor plan. You will find vaulted ceilings, stainless steel appliances in a cozy kitchen appointed with a light filled breakfast alcove. The living area opens up to a well proportioned back yard w extended patio ~ ideal for seamless indoor/outdoor hosting. A large walk in closet & relaxing soaking tub compliment a spacious owner's suite. Wood blinds, water softener, built in garage cabinets, gated community, community pool, nearby hiking trails, local favorite restaurants and golf courses. Can be sold furnished.

19. 2008-12-30
    historical
20. 2008-06-30
    listed $409,900
21. 2004-06-30
    soldstatus $240,000
22. 2004-06-30
    soldstatus $236,000
23. 2004-06-12
    historical
24. 2004-06-01
    listed $245,000
25. 2001-09-30
    soldstatus $189,900
26. 2001-09-18
    soldstatus $189,900
27. 2001-08-22
    listed $189,900

ⓘ 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: $2,117 · $176/mo
• Projected year-2 tax: $4,488 · $374/mo
• Expected delta: +$2,371/yr (+$198/mo · 112.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $42,865
• − Mortgage interest: −$38,091
• − Property taxes: −$2,117
• − Insurance: −$3,400
• − Repairs & maintenance: −$3,429
• − Management: −$3,429
• − HOA: −$672
• − Depreciation: −$19,782
• Taxable loss: −$28,054
• Est. tax savings @ 24.0%: +$6,733
• After-tax cash flow: $-8,384/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): 45,346
• Household income: $140,616
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 1034.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 6% Asian 4% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Slovak 3% Italian 2%
• Foreign-born: 11% · Canada, South Korea, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Other Asian/Pacific 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: ▲ 5.64%
• Current HPI: 330.9931
• Rent YoY: ▲ 4.42%
• 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

+258.1% since first listed

13 events — show timeline

• 2026-05-19 Contingent — ARMLS
• 2026-05-09 Price Changed $680,000 ARMLS
• 2026-03-18 Price Changed $685,000 ARMLS
• 2026-02-23 Listed $700,000 ARMLS
• 2008-12-30 Listing Removed — ARMLS
• 2008-06-30 Listed $409,900 ARMLS
• 2004-06-30 Sold (Public Records) $236,000 Public Records
• 2004-06-30 Sold (MLS) $240,000 ARMLS
• 2004-06-12 Listing Removed — ARMLS
• 2004-06-01 Listed $245,000 ARMLS
• 2001-09-30 Sold (MLS) $189,900 ARMLS
• 2001-09-18 Sold (Public Records) $189,900 Public Records
• 2001-08-22 Listed $189,900 ARMLS

Property tax history

+1.8%/yr

Latest (2025): $2,117 · +4.2% YoY. Source: county tax records.