920 N 82nd St Unit H108 · Scottsdale, AZ 85257

$125,000

2 bd · 1.0 ba · 800 sqft · Condo · 37 Days on market

Built 1962 Fair condition $156/sqft · 10% below area Est $139k · 10% under $364/mo HOA · 21% of rent

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Why this score? — see what drove the C+ 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 +19.6/30.0
• ARV discount +12.1/15.0
• 1% rule +8.9/10.0
• DSCR +6.2/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

fantastic co-op sold as-is with great potential to update and remodel. Already features beautiful flooring throughout the living and dining areas. Perfect for snowbirds, seasonal living or an investment opportunity.

Key facts

• $364 HOA
• 2 parking spots
• Built 1962

Property features AI

Finance

• Other: Community transportation services; near bus stop
• HOA & community: Association fee $364 monthly; Association covers roof repair and replacement, insurance, sewer, pest control, grounds maintenance, front yard maintenance, exterior maintenance, trash, water, and other services

Exterior

• Parking: 1 assigned covered parking space; 1 open parking space; 1 carport space
• Utilities: City water; Public sewer (connected)
• Home design: Attached apartment (co-operative ownership); Fixer condition
• Construction: Painted block construction; Built-up roof
• Exterior features: Playground; Built-in barbecue; Gazebo; Block fencing; City-maintained road

Interior

• Kitchen: Dishwasher; Built-in microwave
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: No interior steps; Built-in microwave
• Laundry & utility: On-site coin-operated laundry; Community laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Hohokam Elementary School (math 52% / reading 57%, grade C, #208 of 1,109 statewide, top 19%, 441 students, 67% FRL); Tonalea Middle School (math 16% / reading 32%, grade F, #109 of 218 statewide, top 51%, 442 students, 77% FRL); Coronado High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 740 students, 64% FRL) — zoned schools average 69% FRL vs 21% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 54% district-wide (-25 pts) — the specific schools serving this property underperform the Scottsdale Unified District (4240) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.8%/yr); 262 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $864 of loan paydown is wiped out by about $4k 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 37 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1962 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.39% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 6.0

CMA / ARV

• ARV (median comp): $139,138
• List price: $125,000
• Delta: -10.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.8% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-11,117
• Equity at exit: $18,638

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,803
• Equity at exit: $10,808

Cash invested: $35,000 (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 85257

• Rents YoY: 2.8%
• Active inventory: 262
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$364
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $145

Break-even live

Break-even rent $1,554

Max offer price $125,000

Occupancy floor 87%

Sensitivity live

Price	-10% $231	-5% $188	+0% $145	+5% $102	+10% $59
Rent	-10% $8	-5% $76	+0% $145	+5% $214	+10% $282
Rate	-1.0pp $208	-0.5pp $177	base $145	+0.5pp $113	+1.0pp $80

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8155 E Roosevelt St #110 Scottsdale, AZ	2.0	2.0	939	$2,100	$2.24	44d	1	0.03mi
8030 E Garfield St Unit 06 Scottsdale, AZ	1.0	1.0	696	$1,299	$1.87	21d	1	0.15mi
7902 E Kimsey Ln Scottsdale, AZ	3.0	2.0	1066	$3,200	$3.00	44d	1	0.28mi
885 N Granite Reef Rd Scottsdale, AZ	2.0	2.0–2.5	1000	$1,462	$1.46	14d	1	0.34mi
985 N Granite Reef Rd Scottsdale, AZ	2.0	2.0–2.5	1020	$1,662	$1.63	5d	9	0.35mi
985 N Granite Reef Rd Scottsdale, AZ	2.0	2.0–2.5	1022	$1,382	$1.35	19d	8	0.36mi
935 N Granite Reef Rd Unit 141 Scottsdale, AZ	2.0	2.0	855	$1,599	$1.87	25d	1	0.37mi
935 N Granite Reef Rd Unit 126A Scottsdale, AZ	2.0	2.0	855	$1,599	$1.87	5d	1	0.37mi
935 N Granite Reef Rd #87 Scottsdale, AZ	2.0	2.0	855	$1,599	$1.87	18d	1	0.37mi
835 N Granite Reef Rd #18 Scottsdale, AZ	2.0	2.0	855	$1,450	$1.70	2d	1	0.40mi
835 N Granite Reef Rd Unit 6A Scottsdale, AZ	2.0	2.0	855	$1,499	$1.75	6d	1	0.40mi
1261 N Granite Reef Rd Scottsdale, AZ	2.0	1.5	950	$1,500	$1.58	25d	1	0.44mi
8529 E Portland St Scottsdale, AZ	2.0	1.0	936	$1,425	$1.52	22d	1	0.46mi
8535 E Belleview St Scottsdale, AZ	2.0	2.0	937	$1,995	$2.13	19d	1	0.52mi
1254 N 85th Pl Scottsdale, AZ	2.0	1.5	950	$1,599	$1.68	21d	1	0.53mi
8530 E Belleview St Scottsdale, AZ	2.0	1.5	950	$1,800	$1.89	15d	1	0.54mi
1350 N 85th Pl Scottsdale, AZ	2.0	2.0	936	$1,525	$1.63	25d	1	0.54mi
1346 N 85th Pl Scottsdale, AZ	2.0	1.5	950	$1,749	$1.84	25d	1	0.55mi
1346 N 85th Pl Scottsdale, AZ	2.0	2.0	950	$1,745	$1.84	22d	1	0.55mi
1221 N 85th Pl Apt 204 Scottsdale, AZ	1.0	1.0	602	$1,395	$2.32	21d	1	0.56mi
1221 N 85th Pl Unit 101 Scottsdale, AZ	1.0	1.0	602	$1,395	$2.32	4d	1	0.57mi
1221 N 85th Pl Unit 109 Scottsdale, AZ	2.0	2.0	863	$1,795	$2.08	14d	1	0.57mi
1406 N 85th Pl Scottsdale, AZ	1.0	1.0	650	$1,357	$2.09	25d	1	0.58mi
1406 N 85th Pl Scottsdale, AZ	2.0	2.0	1009	$1,541	$1.53	4d	1	0.58mi
848 N 86th Pl Scottsdale, AZ	3.0	2.0	1100	$2,512	$2.28	15d	1	0.59mi
1217 N Miller Rd #14 Scottsdale, AZ	2.0	2.0	1026	$1,950	$1.90	25d	1	0.68mi
8625 E Belleview Pl #1069 Scottsdale, AZ	2.0	2.0	917	$1,800	$1.96	25d	1	0.69mi
525 N Miller Rd #145 Scottsdale, AZ	2.0	2.0	945	$2,100	$2.22	44d	1	0.70mi
8550 E McDowell Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	823	$1,771	$2.15	0d	9	0.71mi
303 N Miller Rd #1005 Scottsdale, AZ	2.0	1.0	850	$1,275	$1.50	8d	1	0.72mi
8407 E Coronado Rd Unit 4 Scottsdale, AZ	1.0	1.0	821	$999	$1.22	25d	1	0.72mi
8407 E Coronado Rd Unit 5 Scottsdale, AZ	1.0	1.0	821	$999	$1.22	0d	1	0.72mi
8407 E Coronado Rd Unit 5 Scottsdale, AZ	1.0	1.0	821	$999	$1.22	18d	1	0.72mi
8521 E McDowell Rd Unit 1374247P Scottsdale, AZ	2.0	2.0	936	$2,335	$2.49	8d	1	0.72mi
525 N Miller Rd Scottsdale, AZ	2.0	2.0	1028	$2,000	$1.94	8d	2	0.73mi
525 N Miller Rd Scottsdale, AZ	2.0–3.0	2.0–3.0	1173	$1,100	$0.94	5d	3	0.73mi
8625 E Belleview Pl Scottsdale, AZ	2.0	2.0	908	$1,775	$1.95	4d	3	0.73mi
1251 N Miller Rd Scottsdale, AZ	1.0	1.0	600	$1,615	$2.69	8d	1	0.74mi
7602 E Polk St Unit 101 Scottsdale, AZ	2.0	1.0	720	$1,475	$2.05	3d	1	0.77mi
8444 E Coronado Rd Apt 2 Scottsdale, AZ	2.0	2.0	1022	$1,850	$1.81	25d	1	0.78mi

HOA detail condo

• Monthly dues: $364 · $4,368/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $125,000 Active 37 DOM
2. 2026-06-17
   days on market $125,000 Active 36 DOM
3. 2026-06-16
   days on market $125,000 Active 35 DOM
4. 2026-06-15
   days on market $125,000 Active 34 DOM
5. 2026-06-13
   days on market $125,000 Active 32 DOM
6. 2026-06-13
   days on market $125,000 Active 31 DOM
7. 2026-06-09
   days on market $125,000 Active 28 DOM
8. 2026-06-08
   days on market $125,000 Active 27 DOM
9. 2026-06-07
   days on market $125,000 Active 26 DOM
10. 2026-06-04
    days on market $125,000 Active 23 DOM
11. 2026-06-03
    days on market $125,000 Active 22 DOM
12. 2026-06-02
    days on market $125,000 Active 21 DOM
13. 2026-06-01
    days on market $125,000 Active 20 DOM
14. 2026-05-31
    days on market $125,000 Active 19 DOM
15. 2026-05-12
    listed $125,000 Active 215-char remark

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 16 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: $20,854
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − HOA: −$4,368
• − Depreciation: −$3,636
• Taxable income: $11
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $1,738/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations, including painting, updating fixtures, and replacing worn carpet, to improve its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Appears dated and in need of updating
• Minor Bathroom shower curtain — Dirty and outdated
• Minor Bathroom fixtures — Likely outdated and in need of cleaning

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance
• Both Replace worn carpet — New carpet can improve both the look and feel of the home
• Both Update kitchen cabinets — Fresh, updated cabinets can significantly enhance the home's value
• Both Replace outdated bathroom fixtures — New fixtures can improve both the look and functionality of the bathroom

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Appears dated and in need of updating	Moderate	$3,000–15,000
Bathroom shower curtain · Dirty and outdated	Minor	$500–3,000
Bathroom fixtures · Likely outdated and in need of cleaning	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Both Replace worn carpet — New carpet can improve both the look and feel of the home ↑
• Both Update kitchen cabinets — Fresh, updated cabinets can significantly enhance the home's value ↑
• Both Replace outdated bathroom fixtures — New fixtures can improve both the look and functionality of the bathroom ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 29,812
• Household income: $86,962
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 1086.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 16% Two or more races 13% Black 4% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 3% Romanian 3% Italian 3%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 1% Korean 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: ▼ -411.72%
• Current HPI: 412.043
• Rent YoY: ▲ 2.80%
• 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

1 event — show timeline

• 2026-05-12 Listed $125,000 ARMLS