28094 N 110th Pl · Scottsdale, AZ 85262

$825,000

3 bd · 3.0 ba · 2,472 sqft · SingleFamily public records · 259 Days on market

Built 1991 7,707 sqft lot $334/sqft · at area comps Est $866k · at est. $25/mo HOA

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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 +13.5/30.0
• ARV discount +9.6/15.0
• Schools +5.4/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for that fantastic POOL home. And get this - it is solar heated. Many times, you read all these extra extraordinary descriptions about a home. Well, this one has it. Absolutely beautiful inside and out. Remodeled with new roof, AC, and all the things that buyers want in their next home. Great home layout with Fireplace. Walk down the quiet sidewalk and enjoy a wonderful community. The way to appreciate this home and the one-of-a-kind great neighborhoods in Echo Ridge is to come and experience this fantastic home for yourself. You will really fall in love with this one. Especially if you or the kids love to swim.

Key facts

• 7,707 sq ft lot
• 3 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $825k.

Deal economics

• At list price, monthly cash flow is $27 ($327/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 $622k (24.6% below list).
• Recommended offer: $622k (24.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Cave Creek Unified District (4244) (urban): math 57% / reading 59% proficiency, ranked #13 of 249 in AZ (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Desert Sun Academy (math 52% / reading 57%, grade C, #208 of 1,109 statewide, top 19%, 322 students, 14% FRL); Sonoran Trails Middle School (math 48% / reading 50%, grade C-, #31 of 218 statewide, top 14%, 761 students, 7% FRL); Cactus Shadows High School (math 49% / reading 46%, grade D, #48 of 381 statewide, top 13%, 1,588 students, 6% FRL) — zoned schools at 9% FRL track the district average.
• Market conditions: 598 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 42% of the median local income ($178k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $25k 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 259 days — a 12% lower offer ($726k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $188k; list at $825k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $621,857 (24.6% below list)

Questions for the listing agent

1. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 11.1

CMA / ARV

• ARV (median comp): $865,989
• List price: $825,000
• Delta: -4.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11222 E Oberlin Way	0.29mi	3/2.5	2,472 (0%)	3mo	$1,123,000	$454	82
11181 E Hedgehog Pl	0.24mi	3/2.5	2,343 (-5%)	3mo	$898,275	$383	76
11206 E Oberlin Way	0.24mi	3/2.5	2,343 (-5%)	4mo	$860,000	$367	75
28437 N 112th Way	0.38mi	3/2.5	2,522 (+2%)	3mo	$1,175,000	$466	75
10916 E Mark Ln	0.27mi	3/2.5	2,637 (+7%)	2mo	$1,200,000	$455	72
11149 E White Feather Ln	0.17mi	4/2.0 (+1)	2,311 (-6%)	2mo	$775,000	$335	70
27192 N 110th Pl	0.57mi	3/2.5	2,557 (+3%)	2mo	$1,200,000	$469	64
11366 E White Feather Ln	0.41mi	3/2.0	2,248 (-9%)	1mo	$995,000	$443	61
28468 N 108th Way	0.34mi	3/2.0	2,223 (-10%)	4mo	$925,000	$416	61
11302 E White Feather Ln	0.34mi	4/2.0 (+1)	2,181 (-12%)	2mo	$915,000	$420	54
11123 E Monument Dr	0.40mi	3/2.5	2,114 (-14%)	3mo	$985,000	$466	53
11192 E Dale Ln	0.43mi	3/2.5	2,110 (-15%)	6mo	$980,000	$464	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-132,359
• Equity at exit: $123,010

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-114,680
• Equity at exit: $71,331

Cash invested: $231,000 (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 85262

• Home prices YoY: -12.2%
• Active inventory: 598
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $6,219 high
• Mortgage (P&I): −$4,326
• Tax from tax record: −$190 /mo · $2,284/yr
• Insurance: −$344
• HOA: −$25
• Vacancy / Maint / Mgmt: −$1,306
• Net cashflow: $27

Break-even live

Break-even rent $6,184

Max offer price $825,000

Occupancy floor 95%

Sensitivity live

Price	-10% $494	-5% $261	+0% $27	+5% $-206	+10% $-440
Rent	-10% $-464	-5% $-218	+0% $27	+5% $273	+10% $518
Rate	-1.0pp $443	-0.5pp $237	base $27	+0.5pp $-187	+1.0pp $-404

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: $206,250
• Closing costs: $24,750
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11056 E Oberlin Way Scottsdale, AZ	3.0	3.0	2836	$9,500	$3.35	45d	1	0.08mi
11064 E Oberlin Way Scottsdale, AZ	2.0	2.5	2343	$3,800	$1.62	26d	1	0.08mi
11114 E Blue Sky Dr Scottsdale, AZ	4.0	3.0	2826	$4,500	$1.59	7d	1	0.10mi
11114 E Blue Sky Dr Scottsdale, AZ	4.0	3.0	2826	$4,500	$1.59	1d	1	0.10mi
11160 E Greythorn Dr Scottsdale, AZ	3.0	2.0	2311	$9,000	$3.89	45d	1	0.16mi
10931 E Whitethorn Dr Scottsdale, AZ	4.0	3.5	2825	$10,995	$3.89	5d	1	0.16mi
27807 N 108th Way Scottsdale, AZ	3.0	3.0	2078	$5,000	$2.41	45d	1	0.22mi
10911 E Mark Ln Scottsdale, AZ	4.0	2.5	3168	$4,000	$1.26	5d	1	0.30mi
11096 E Dale Ln Scottsdale, AZ	2.0	3.0	1835	$3,750	$2.04	45d	1	0.34mi
28504 N 108th Way Scottsdale, AZ	3.0	2.0	1949	$4,800	$2.46	45d	1	0.36mi
11362 E Dale Ln Scottsdale, AZ	4.0	4.5	3357	$20,000	$5.96	45d	1	0.51mi
11239 E Southwind Ln Scottsdale, AZ	4.0	3.5	3184	$9,500	$2.98	45d	1	0.58mi
11572 E Running Deer Trl Scottsdale, AZ	4.0	3.0	2810	$8,995	$3.20	45d	1	0.67mi
27000 N Alma School Pkwy #1012 Scottsdale, AZ	3.0	2.5	2144	$9,000	$4.20	26d	1	0.73mi
27000 N Alma School Pkwy #1016 Scottsdale, AZ	3.0	3.0	2379	$6,500	$2.73	0d	1	0.73mi
27000 N Alma School Pkwy Unit 2006 Scottsdale, AZ	3.0	3.0	2627	$7,500	$2.85	26d	1	0.73mi
26627 N 104th Way Scottsdale, AZ	3.0	3.0	2112	$4,950	$2.34	20d	1	1.10mi
10437 E Monterra Way Scottsdale, AZ	3.0	2.0	2145	$3,750	$1.75	7d	1	1.15mi
26362 N 115th St Scottsdale, AZ	2.0	2.5	1860	$4,500	$2.42	45d	1	1.18mi
10222 E Southwind Ln Scottsdale, AZ	2.0–3.0	2.0–3.0	2386	$5,500	$2.31	45d	2	1.26mi
10222 E Southwind Ln Unit 1018 Scottsdale, AZ	2.0	2.0	2040	$5,500	$2.70	20d	1	1.26mi
28990 N White Feather Ln Scottsdale, AZ	2.0	2.5–4.5	2327	$4,625	$1.99	0d	2	1.26mi
28444 N 101st Pl Scottsdale, AZ	3.0	3.0	2298	$3,500	$1.52	26d	1	1.31mi
10260 E White Feather Ln Scottsdale, AZ	2.0	2.0	1791	$4,700	$2.62	0d	3	1.33mi
10260 E White Feather Ln Scottsdale, AZ	2.0	2.0	1791	$4,698	$2.62	26d	4	1.33mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-21
   days on market $825,000 Active 259 DOM
2. 2026-06-18
   days on market $825,000 Active 256 DOM
3. 2026-06-17
   days on market $825,000 Active 255 DOM
4. 2026-06-16
   days on market $825,000 Active 254 DOM
5. 2026-06-15
   days on market $825,000 Active 253 DOM
6. 2026-06-13
   days on market $825,000 Active 251 DOM
7. 2026-06-13
   days on market $825,000 Active 250 DOM
8. 2026-06-09
   days on market $825,000 Active 247 DOM
9. 2026-06-08
   days on market $825,000 Active 246 DOM
10. 2026-06-07
    days on market $825,000 Active 245 DOM
11. 2026-06-04
    days on market $825,000 Active 242 DOM
12. 2026-06-03
    days on market $825,000 Active 241 DOM
13. 2026-06-02
    days on market $825,000 Active 240 DOM
14. 2026-06-01
    days on market $825,000 Active 239 DOM
15. 2026-05-31
    days on market $825,000 Active 238 DOM
16. 2026-05-03
    price $825,000 635-char remark

    Show marketing remark (635 chars)

    Looking for that fantastic POOL home. And get this - it is solar heated. Many times, you read all these extra extraordinary descriptions about a home. Well, this one has it. Absolutely beautiful inside and out. Remodeled with new roof, AC, and all the things that buyers want in their next home. Great home layout with Fireplace. Walk down the quiet sidewalk and enjoy a wonderful community. The way to appreciate this home and the one-of-a-kind great neighborhoods in Echo Ridge is to come and experience this fantastic home for yourself. You will really fall in love with this one. Especially if you or the kids love to swim.

17. 2026-03-23
    price $849,875 635-char remark

    Show marketing remark (635 chars)

    Looking for that fantastic POOL home. And get this - it is solar heated. Many times, you read all these extra extraordinary descriptions about a home. Well, this one has it. Absolutely beautiful inside and out. Remodeled with new roof, AC, and all the things that buyers want in their next home. Great home layout with Fireplace. Walk down the quiet sidewalk and enjoy a wonderful community. The way to appreciate this home and the one-of-a-kind great neighborhoods in Echo Ridge is to come and experience this fantastic home for yourself. You will really fall in love with this one. Especially if you or the kids love to swim.

18. 2026-02-08
    price $869,700 635-char remark

    Show marketing remark (635 chars)

    Looking for that fantastic POOL home. And get this - it is solar heated. Many times, you read all these extra extraordinary descriptions about a home. Well, this one has it. Absolutely beautiful inside and out. Remodeled with new roof, AC, and all the things that buyers want in their next home. Great home layout with Fireplace. Walk down the quiet sidewalk and enjoy a wonderful community. The way to appreciate this home and the one-of-a-kind great neighborhoods in Echo Ridge is to come and experience this fantastic home for yourself. You will really fall in love with this one. Especially if you or the kids love to swim.

19. 2025-11-23
    price $875,000 635-char remark

    Show marketing remark (635 chars)

    Looking for that fantastic POOL home. And get this - it is solar heated. Many times, you read all these extra extraordinary descriptions about a home. Well, this one has it. Absolutely beautiful inside and out. Remodeled with new roof, AC, and all the things that buyers want in their next home. Great home layout with Fireplace. Walk down the quiet sidewalk and enjoy a wonderful community. The way to appreciate this home and the one-of-a-kind great neighborhoods in Echo Ridge is to come and experience this fantastic home for yourself. You will really fall in love with this one. Especially if you or the kids love to swim.

20. 2025-09-24
    listed $880,000 Active 635-char remark

    Show marketing remark (635 chars)

    Looking for that fantastic POOL home. And get this - it is solar heated. Many times, you read all these extra extraordinary descriptions about a home. Well, this one has it. Absolutely beautiful inside and out. Remodeled with new roof, AC, and all the things that buyers want in their next home. Great home layout with Fireplace. Walk down the quiet sidewalk and enjoy a wonderful community. The way to appreciate this home and the one-of-a-kind great neighborhoods in Echo Ridge is to come and experience this fantastic home for yourself. You will really fall in love with this one. Especially if you or the kids love to swim.

21. 1993-01-08
    soldstatus $187,500
22. 1991-10-01
    soldstatus $184,470
23. 1991-07-18
    soldstatus $82,200

ⓘ 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: $2,284 · $190/mo
• Projected year-2 tax: $5,445 · $454/mo
• Expected delta: +$3,161/yr (+$263/mo · 138.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $74,623
• − Mortgage interest: −$46,213
• − Property taxes: −$2,284
• − Insurance: −$4,125
• − Repairs & maintenance: −$5,970
• − Management: −$5,970
• − HOA: −$300
• − Depreciation: −$24,000
• Taxable loss: −$14,238
• Est. tax savings @ 24.0%: +$3,417
• After-tax cash flow: $3,744/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: Cave Creek Unified District (4244)
• NCES district ID: 0400001
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 59% ▼ -8.00%
• Median HH income: $102,788
• Composite: 54.46/100
• National rank: #1351
• State rank: #13 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): 14,329
• Household income: $177,790
• Rent vs Own: 3.1% rent · 96.9% own
• Severe rent burden: 70.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Portuguese 4% Lithuanian 3%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% 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: ▼ -39.65%
• Current HPI: 286.3814
• Rent YoY: —
• 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

+903.6% since first listed

8 events — show timeline

• 2026-05-03 Price Changed $825,000 ARMLS
• 2026-03-23 Price Changed $849,875 ARMLS
• 2026-02-08 Price Changed $869,700 ARMLS
• 2025-11-23 Price Changed $875,000 ARMLS
• 2025-09-24 Listed $880,000 ARMLS
• 1993-01-08 Sold (Public Records) $187,500 Public Records
• 1991-10-01 Sold (Public Records) $184,470 Public Records
• 1991-07-18 Sold (Public Records) $82,200 Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,284 · +1.9% YoY. Source: county tax records.