27440 N Alma School Pkwy Unit 36-3 · Scottsdale, AZ 85262

$210,000

3 bd · 3.0 ba · 3,014 sqft · Townhouse · 279 Days on market

Built 2003 Excellent condition 2,714 sqft lot Est $190k · 11% over $1550/mo HOA · 21% of rent ↓ 11% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.4/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is offering to pay 3 months of pre-paid HOA dues. Part time ownership! 6++ weeks out of the year! Offering 1/7 fractional ownership. The perfect resort lifestyle awaits you at The Rocks Residence Club offering equity ownership in a 1/7th fractional share (not a timeshare). Owner's share allows reservations of both three and four bedroom villas. Your villa comes impeccably furnished and finished with premium appliances including Wolf and Subzero, private plunge pool, gas fireplaces, fully outfitted kitchens and state-of-the-art electronics. The clubhouse staff includes full concierge services, complimentary continental grab and go breakfast, all day menu service available from 7am to 6pm. fitness facility, swimming pools, massage treatment rooms and so much more, to make each of your stays hassle free and exactly how you want it!

Key facts

• Fitness facility
• Gas fireplaces
• Swimming pools

Tags

• PRIVATE PLUNGE POOL
• GAS FIREPLACES
• FULLY OUTFITTED KITCHENS
• PREMIUM APPLIANCES
• FITNESS FACILITY
• SWIMMING POOLS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $210k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.9% 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.
• 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.
• Market conditions: 588 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• At $7,261/mo this rent would consume 49% of the median local household income ($178k/yr) (locally 70% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 3.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
7. 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.
8. 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: 3.46% ✓
• Cap rate: 21.92%
• Cash-on-cash: 55.82%
• DSCR: 3.48
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $189,882
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27440 N Alma School Pkwy Unit 31-5	0.00mi	3/3.0	3,014 (0%)	2mo	$185,000	$61	99
27440 N Alma School Pkwy Unit 31-1	0.00mi	3/3.0	3,014 (0%)	2mo	$197,500	$66	98
27440 N Alma School Pkwy #101	0.09mi	3/3.0	3,014 (0%)	4mo	$850,000	$282	92
27440 N Alma School Pkwy #136	0.06mi	3/3.0	3,014 (0%)	12mo	$160,000	$53	88
27440 N Alma School Pkwy Unit 33-2	0.00mi	3/3.0	3,014 (0%)	15mo	$171,500	$57	88
27440 N Alma School Pkwy Unit 38-5	0.06mi	3/3.0	3,014 (0%)	15mo	$195,000	$65	85
27440 N Alma School Pkwy Unit 31-3	0.06mi	3/3.0	3,014 (0%)	17mo	$190,000	$63	84
27440 N Alma School Pkwy Unit 38-4	0.06mi	3/3.0	3,014 (0%)	18mo	$190,000	$63	83
27440 N Alma School Pkwy Unit 29-1	0.06mi	3/3.0	2,917 (-3%)	13mo	$157,500	$54	81
27440 N Alma School Pkwy #140	0.06mi	3/3.0	2,917 (-3%)	15mo	$135,000	$46	80
27000 N Alma School Pkwy #2024	0.29mi	3/3.0	2,627 (-13%)	4mo	$1,300,000	$495	62
27000 N Alma School Pkwy #2008	0.29mi	3/3.0	2,627 (-13%)	16mo	$1,150,000	$438	51

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: 54.4%
• Equity multiple: 3.40×
• Total profit: $141,232
• Equity at exit: $31,312

10-year hold

• IRR: 59.6%
• Equity multiple: 6.98×
• Total profit: $351,606
• Equity at exit: $18,157

Cash invested: $58,800 (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: 588
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $7,261 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$1,550
• Vacancy / Maint / Mgmt: −$1,525
• Net cashflow: $2,735

Break-even live

Break-even rent $3,799

Max offer price $210,000

Occupancy floor 57%

Sensitivity live

Price	-10% $2,880	-5% $2,808	+0% $2,735	+5% $2,663	+10% $2,590
Rent	-10% $2,161	-5% $2,448	+0% $2,735	+5% $3,022	+10% $3,309
Rate	-1.0pp $2,841	-0.5pp $2,788	base $2,735	+0.5pp $2,681	+1.0pp $2,625

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27000 N Alma School Pkwy #1012 Scottsdale, AZ	3.0	2.5	2144	$9,000	$4.20	25d	1	0.31mi
27000 N Alma School Pkwy Scottsdale, AZ	3.0	2.5–3.0	2385	$7,750	$3.25	44d	3	0.31mi
27000 N Alma School Pkwy Unit 2006 Scottsdale, AZ	3.0	3.0	2627	$7,500	$2.85	25d	1	0.31mi
10931 E Whitethorn Dr Scottsdale, AZ	4.0	3.5	2825	$10,995	$3.89	3d	1	0.41mi
11056 E Oberlin Way Scottsdale, AZ	3.0	3.0	2836	$9,500	$3.35	44d	1	0.47mi
11064 E Oberlin Way Scottsdale, AZ	2.0	2.5	2343	$3,800	$1.62	25d	1	0.48mi
26627 N 104th Way Scottsdale, AZ	3.0	3.0	2112	$4,950	$2.34	19d	1	0.60mi
11114 E Blue Sky Dr Scottsdale, AZ	4.0	3.0	2826	$4,500	$1.59	0d	1	0.61mi
11114 E Blue Sky Dr Scottsdale, AZ	4.0	3.0	2826	$4,500	$1.59	6d	1	0.61mi
11160 E Greythorn Dr Scottsdale, AZ	3.0	2.0	2311	$9,000	$3.89	44d	1	0.63mi
10437 E Monterra Way Scottsdale, AZ	3.0	2.0	2145	$3,750	$1.75	6d	1	0.64mi
10911 E Mark Ln Scottsdale, AZ	4.0	2.5	3168	$4,000	$1.26	4d	1	0.67mi
25836 N 104th Way Scottsdale, AZ	4.0	3.5	4156	$7,500	$1.80	44d	1	0.99mi
11362 E Dale Ln Scottsdale, AZ	4.0	4.5	3357	$20,000	$5.96	44d	1	1.04mi
28444 N 101st Pl Scottsdale, AZ	3.0	3.0	2298	$3,500	$1.52	25d	1	1.07mi
11239 E Southwind Ln Scottsdale, AZ	4.0	3.5	3184	$9,500	$2.98	44d	1	1.09mi
10222 E Southwind Ln Scottsdale, AZ	2.0–3.0	2.0–3.0	2386	$5,500	$2.31	44d	2	1.12mi
10448 E Skinner Dr Scottsdale, AZ	3.0	3.0	3451	$17,000	$4.93	25d	1	1.14mi
11572 E Running Deer Trl Scottsdale, AZ	4.0	3.0	2810	$8,995	$3.20	44d	1	1.14mi
28990 N White Feather Ln Scottsdale, AZ	2.0	2.5–4.5	2327	$4,625	$1.99	12d	3	1.19mi
9796 E Gamble Ln Scottsdale, AZ	3.0	2.5	2437	$10,400	$4.27	44d	1	1.28mi

HOA detail

• Monthly dues: $1,550 · $18,600/yr
• Likely covers: gaspooldoorman

Listing history 5 events

1. 2026-05-31
   days on market $210,000 Active 279 DOM
2. 2025-08-25
   listed $210,000 Active 847-char remark

   Show marketing remark (847 chars)

   Seller is offering to pay 3 months of pre-paid HOA dues. Part time ownership! 6++ weeks out of the year! Offering 1/7 fractional ownership. The perfect resort lifestyle awaits you at The Rocks Residence Club offering equity ownership in a 1/7th fractional share (not a timeshare). Owner's share allows reservations of both three and four bedroom villas. Your villa comes impeccably furnished and finished with premium appliances including Wolf and Subzero, private plunge pool, gas fireplaces, fully outfitted kitchens and state-of-the-art electronics. The clubhouse staff includes full concierge services, complimentary continental grab and go breakfast, all day menu service available from 7am to 6pm. fitness facility, swimming pools, massage treatment rooms and so much more, to make each of your stays hassle free and exactly how you want it!

3. 2020-12-31
   soldstatus $210,000 Closed 747-char remark

   Show marketing remark (747 chars)

   PART TIME OWNERSHIP! 6++ Weeks Out of The Year! offering 1/7 fractional ownership. THE PERFECT RESORT LIFESTYLE AWAITS YOU AT THE ROCKS RESIDENCE CLUB OFFERING EQUITY OWNERSHIP IN A 1/7TH Fractional share.(not time share). OWNER'S SHARE ALLOWS RESERVATIONS OF BOTH 3BR AND 4BR VILLAS. YOUR VILLA COMES IMPECCABLY FURNISHED AND FINISHED WITH PREMIUM APPLIANCES BY WOLF AND SUBZERO, PRIVATE POOL,GAS FIREPLACES FULLY OUTFITTED KITCHENS AND STATE OF THE ART ELECTRONICS. THE CLUBHOUSE STAFF INCLUDES FULL CONCIERGE SERVICES, GOURMET CHEF, WINE CELLAR, BARMAN, ETC TO MAKE EACH OF YOUR STAYS HASSLE FREE AND EXACTLY HOW YOU WANT IT. CLOSE TO THE BEST GOLF COURSES, RESTAURANTS, SHOPS AND GALLERIES IN NORTH SCOTTSDALE! Villa 36, fractional share 3

4. 2020-12-21
   status Pending 747-char remark

   Show marketing remark (747 chars)

   PART TIME OWNERSHIP! 6++ Weeks Out of The Year! offering 1/7 fractional ownership. THE PERFECT RESORT LIFESTYLE AWAITS YOU AT THE ROCKS RESIDENCE CLUB OFFERING EQUITY OWNERSHIP IN A 1/7TH Fractional share.(not time share). OWNER'S SHARE ALLOWS RESERVATIONS OF BOTH 3BR AND 4BR VILLAS. YOUR VILLA COMES IMPECCABLY FURNISHED AND FINISHED WITH PREMIUM APPLIANCES BY WOLF AND SUBZERO, PRIVATE POOL,GAS FIREPLACES FULLY OUTFITTED KITCHENS AND STATE OF THE ART ELECTRONICS. THE CLUBHOUSE STAFF INCLUDES FULL CONCIERGE SERVICES, GOURMET CHEF, WINE CELLAR, BARMAN, ETC TO MAKE EACH OF YOUR STAYS HASSLE FREE AND EXACTLY HOW YOU WANT IT. CLOSE TO THE BEST GOLF COURSES, RESTAURANTS, SHOPS AND GALLERIES IN NORTH SCOTTSDALE! Villa 36, fractional share 3

5. 2020-09-09
   listed $235,000 Active 747-char remark

   Show marketing remark (747 chars)

   PART TIME OWNERSHIP! 6++ Weeks Out of The Year! offering 1/7 fractional ownership. THE PERFECT RESORT LIFESTYLE AWAITS YOU AT THE ROCKS RESIDENCE CLUB OFFERING EQUITY OWNERSHIP IN A 1/7TH Fractional share.(not time share). OWNER'S SHARE ALLOWS RESERVATIONS OF BOTH 3BR AND 4BR VILLAS. YOUR VILLA COMES IMPECCABLY FURNISHED AND FINISHED WITH PREMIUM APPLIANCES BY WOLF AND SUBZERO, PRIVATE POOL,GAS FIREPLACES FULLY OUTFITTED KITCHENS AND STATE OF THE ART ELECTRONICS. THE CLUBHOUSE STAFF INCLUDES FULL CONCIERGE SERVICES, GOURMET CHEF, WINE CELLAR, BARMAN, ETC TO MAKE EACH OF YOUR STAYS HASSLE FREE AND EXACTLY HOW YOU WANT IT. CLOSE TO THE BEST GOLF COURSES, RESTAURANTS, SHOPS AND GALLERIES IN NORTH SCOTTSDALE! Villa 36, fractional share 3

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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: $87,134
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$6,971
• − Management: −$6,971
• − HOA: −$18,600
• − Depreciation: −$6,109
• Taxable income: $32,521
• Est. tax owed @ 24.0%: −$7,805
• After-tax cash flow: $25,016/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 · 12 photos

Excellent 95/100 None rehab

This property is in excellent condition with modern amenities and a private pool, making it an ideal investment for both resale and rental.

Value-add opportunities

• Both Private pool and spa — Attracts buyers and renters for its unique feature
• Both Landscaping and curb appeal — Enhances curb appeal and adds value
• Both Modern kitchen appliances — Improves functionality and aesthetics
• Both Smart home integration — Enhances comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Private pool and spa — Attracts buyers and renters for its unique feature ↑
• Both Landscaping and curb appeal — Enhances curb appeal and adds value ↑
• Both Modern kitchen appliances — Improves functionality and aesthetics ↑
• Both Smart home integration — Enhances comfort and energy efficiency ↑

ⓘ 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: 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

-10.6% since first listed

4 events — show timeline

• 2025-08-25 Listed $210,000 ARMLS
• 2020-12-31 Sold (MLS) $210,000 ARMLS
• 2020-12-21 Pending — ARMLS
• 2020-09-09 Listed $235,000 ARMLS