6529 E Camino Santo -- · Phoenix, AZ 85254

$789,000

4 bd · 2.0 ba · 2,398 sqft · SingleFamily public records · 12 Days on market

Built 1973 10,579 sqft lot Est $1017k · 22% under

---

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 +15.0/15.0
• Cash flow +14.0/30.0
• DSCR +4.2/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Value-add opportunity in Raskin Estates. This original-condition 2,398 sq ft home with a Pool sits on a 10,500+ lot in one of Scottsdale's most in-demand neighborhoods with No HOA. Located near Kierland, Scottsdale Quarter, top dining, golf, and freeway access. Ready for investor remodel or new construction. Cash or hard money only. Property to be sold AS-IS.

Key facts

• Near kierland
• 500+ lot
• Pool

Tags

• ORIGINAL-CONDITION HOME
• POOL
• 10
• 500+ LOT
• NO HOA
• NEAR KIERLAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $789k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $609k (22.8% below list).
• Recommended offer: $609k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.3% in Phoenix — 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 75/100 on livability (#16 in AZ, #3,924 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: health & safety C-, crime F.
• Paradise Valley Unified District (4241) (urban): math 39% / reading 46% proficiency, ranked #56 of 249 in AZ (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Desert Shadows Elementary School (math 60% / reading 61%, grade B-, #138 of 1,109 statewide, top 13%, 464 students, 15% FRL); Desert Shadows Middle School (math 45% / reading 52%, grade C-, #32 of 218 statewide, top 15%, 780 students, 7% FRL); Horizon High School (math 39% / reading 40%, grade F, #72 of 381 statewide, top 20%, 1,905 students, 7% FRL) — zoned schools average 10% FRL vs 29% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.4%/yr); 392 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $6,091/mo this rent would consume 59% of the median local household income ($123k/yr) (locally 1263% 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 $5k of loan paydown is wiped out by about $24k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $100k; list at $789k implies a 689% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $609,149 (22.8% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.77% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $1,016,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6529 E Camino Santo --	0.00mi	4/2.0	2,398 (0%)	1mo	$770,000	$321	99
6440 E Jean Dr	0.21mi	4/2.0	2,277 (-5%)	2mo	$995,000	$437	80
6622 E Voltaire Ave	0.25mi	4/3.0	2,600 (+8%)	0mo	$1,450,000	$558	70
6639 E Voltaire Ave	0.25mi	4/2.0	2,123 (-12%)	1mo	$775,000	$365	68
13602 N 69th St	0.46mi	3/2.5 (-1)	2,321 (-3%)	1mo	$1,200,000	$517	66
6729 E Dreyfus Ave	0.29mi	3/3.0 (-1)	2,252 (-6%)	2mo	$900,000	$400	66
6912 E Thunderbird Rd	0.57mi	3/2.0 (-1)	2,359 (-2%)	1mo	$999,999	$424	65
6411 E Camino Santo St	0.16mi	5/4.0 (+1)	2,600 (+8%)	0mo	$900,000	$346	65
6502 E Sweetwater Ave	0.18mi	3/2.0 (-1)	2,087 (-13%)	2mo	$800,000	$383	64
12435 N 61st Pl	0.65mi	4/2.0	2,276 (-5%)	1mo	$1,175,000	$516	61
7011 E Dreyfus Ave	0.57mi	3/2.0 (-1)	2,143 (-11%)	0mo	$1,200,000	$560	50
6811 E Hearn Rd	0.65mi	4/3.0	2,624 (+9%)	2mo	$1,020,000	$389	49

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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-119,575
• Equity at exit: $117,642

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-87,094
• Equity at exit: $68,218

Cash invested: $220,920 (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 85254

• Rents YoY: 3.4%
• Active inventory: 392
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $6,091 high
• Mortgage (P&I): −$4,138
• Tax from tax record: −$251 /mo · $3,011/yr
• Insurance: −$329
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,279
• Net cashflow: $95

Break-even live

Break-even rent $5,971

Max offer price $789,000

Occupancy floor 93%

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: $197,250
• Closing costs: $23,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6511 E Eugie Ter Scottsdale, AZ	3.0	2.0	1842	$7,000	$3.80	44d	1	0.07mi
6612 E Presidio Rd Scottsdale, AZ	3.0	2.0	2001	$6,750	$3.37	44d	1	0.15mi
6547 E Voltaire Ave Scottsdale, AZ	3.0	3.0	2513	$6,200	$2.47	44d	1	0.19mi
6629 E Dreyfus Ave Scottsdale, AZ	3.0	2.0	2048	$6,000	$2.93	44d	1	0.22mi
6712 E Pershing Ave Scottsdale, AZ	5.0	3.5	2507	$9,995	$3.99	44d	1	0.24mi
6547 E Sharon Dr Unit 1558599P Scottsdale, AZ	4.0	2.0	2389	$6,860	$2.87	8d	1	0.24mi
12636 N 68th St Scottsdale, AZ	4.0	2.0	2002	$5,500	$2.75	18d	1	0.46mi
12228 N 64th St Scottsdale, AZ	3.0	2.0	2495	$3,695	$1.48	44d	1	0.65mi
6935 E Hearn Rd Scottsdale, AZ	4.0	2.0	2080	$2,950	$1.42	8d	1	0.75mi
14436 N 67th Pl Scottsdale, AZ	4.0	2.0	2013	$5,500	$2.73	44d	1	0.77mi
6002 E Larkspur Dr Scottsdale, AZ	4.0	3.0	2443	$4,099	$1.68	44d	1	0.79mi
5948 E Corrine Dr Scottsdale, AZ	5.0	2.5	3028	$15,000	$4.95	24d	1	0.81mi
5921 E Thunderbird Rd Unit 1558638P Scottsdale, AZ	4.0	3.0	2357	$6,037	$2.56	5d	1	0.81mi
6025 E Charter Oak Rd Scottsdale, AZ	4.0	3.5	2767	$20,000	$7.23	24d	1	0.82mi
7220 E Sweetwater Ave Scottsdale, AZ	3.0	2.0	2668	$4,000	$1.50	44d	1	0.87mi
12602 N Scottsdale Rd Scottsdale, AZ	5.0	2.0	3000	$4,495	$1.50	18d	1	0.88mi
5902 E Corrine Dr Unit 1558626P Scottsdale, AZ	4.0	2.5	2389	$7,074	$2.96	5d	1	0.91mi
13422 N 58th Pl Scottsdale, AZ	5.0	3.5	2723	$13,995	$5.14	44d	1	0.93mi
6502 E Marilyn Rd Scottsdale, AZ	3.0	2.0	1978	$3,895	$1.97	24d	1	1.02mi
12624 N 73rd Pl Scottsdale, AZ	4.0	3.0	2774	$5,300	$1.91	44d	1	1.04mi
12202 N 58th Way Unit 1558603P Scottsdale, AZ	5.0	3.0	2917	$4,968	$1.70	8d	1	1.09mi
11440 N 65th St Scottsdale, AZ	4.0	3.0	2655	$5,300	$2.00	15d	1	1.10mi
12243 N 58th St Unit 1558608P Scottsdale, AZ	4.0	2.0	2131	$5,982	$2.81	8d	1	1.10mi
11470 N 64th St Scottsdale, AZ	3.0	3.5	2427	$4,450	$1.83	24d	1	1.13mi
14811 N Kierland Blvd Scottsdale, AZ	3.0	1.0–2.0	1112	$6,202	$5.58	2d	180	1.13mi
5623 E Aster Dr Scottsdale, AZ	4.0	2.5	2349	$3,350	$1.43	24d	1	1.14mi
13801 N 56th Pl Scottsdale, AZ	3.0	2.0	1728	$3,500	$2.03	13d	1	1.16mi
14227 N 57th Way Scottsdale, AZ	4.0	3.0	2736	$4,995	$1.83	44d	1	1.17mi
12242 N 74th St Scottsdale, AZ	4.0	2.5	2378	$5,200	$2.19	24d	1	1.18mi
6245 E Janice Way Scottsdale, AZ	3.0	2.0	1896	$7,000	$3.69	44d	1	1.18mi
12917 N 75th St Scottsdale, AZ	4.0	2.5	3152	$15,000	$4.76	44d	1	1.21mi
12271 N 74th St Scottsdale, AZ	4.0	2.0	2250	$9,995	$4.44	44d	1	1.22mi
15221 N Clubgate Dr Scottsdale, AZ	2.0–3.0	2.0	1577	$5,500	$3.49	18d	4	1.25mi
15221 N Clubgate Dr Scottsdale, AZ	2.0–3.0	2.0	1546	$5,500	$3.56	44d	2	1.25mi
5730 E Gelding Dr Scottsdale, AZ	4.0	2.5	2372	$3,895	$1.64	3d	1	1.25mi
12402 N 74th Pl Unit 1558597P Scottsdale, AZ	5.0	3.5	3336	$5,600	$1.68	5d	1	1.28mi
5709 E Gelding Dr Scottsdale, AZ	4.0	2.5	2324	$3,150	$1.36	24d	1	1.29mi
5601 E Sylvia St Scottsdale, AZ	5.0	2.5	2916	$7,500	$2.57	44d	1	1.30mi
15240 N Clubgate Dr #150 Scottsdale, AZ	3.0	2.5	1985	$7,500	$3.78	44d	1	1.32mi
15218 N 61st St Scottsdale, AZ	4.0	3.0	3130	$11,995	$3.83	24d	1	1.34mi

Listing history 4 events

1. 2026-04-23
   status Pending
2. 2026-04-17
   historical Under Contract Accepting Backups
3. 2026-04-11
   listed $789,000 Active
4. 1981-05-13
   soldstatus $100,000

ⓘ 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: $3,011 · $251/mo
• Projected year-2 tax: $5,207 · $434/mo
• Expected delta: +$2,197/yr (+$183/mo · 73.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 19 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: $73,098
• − Mortgage interest: −$44,196
• − Property taxes: −$3,011
• − Insurance: −$3,945
• − Repairs & maintenance: −$5,848
• − Management: −$5,848
• − Depreciation: −$22,953
• Taxable loss: −$12,703
• Est. tax savings @ 24.0%: +$3,049
• After-tax cash flow: $4,189/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: Paradise Valley Unified District (4241)
• NCES district ID: 0405930
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $64,106
• Composite: 37.89/100
• National rank: #4316
• State rank: #56 of 249 in AZ

Livability — Phoenix

• Score: 75/100
• State rank: #16
• US rank: #3924

Category grades

Amenities A+ Commute A+ Cost of living B- Crime F Employment B- Housing A+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phoenix, AZ
• County: Maricopa County · 4,537,380 people
• City population: 1,500,198
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 45,558
• Household income: $123,203
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 1263.0

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 (76%)
• Race & ethnicity: White 76% Asian 9% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Italian 4% Slovak 3%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 85% English-only · Other Indo-European 6% Spanish 3% Other Asian/Pacific 3%

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: ▼ -544.56%
• Current HPI: 398.7261
• Rent YoY: ▲ 3.42%
• 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

+689.0% since first listed

4 events — show timeline

• 2026-04-23 Pending — ARMLS
• 2026-04-17 Contingent — ARMLS
• 2026-04-11 Listed $789,000 ARMLS
• 1981-05-13 Sold (Public Records) $100,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $3,011 · +2.6% YoY. Source: county tax records.