5995 N 78th St #1094 · Scottsdale, AZ 85250

$270,000

2 bd · 2.0 ba · 919 sqft · Condo public records · 24 Days on market

Built 1981 $348/mo HOA · 14% of rent

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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 +12.2/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Highly sought after Bella Vita community 2br 2ba unit ready for move-in. Tastefully decorated fully furnished turn key condo perfect as a starter home, winter getaway, or investment rental. Upgrades feature cherry cabinets, granite counters, SS appliance and fridge, 20'' tile, dark laminate wood flooring, 2-tone paint, nickle finished, lighting fixtures, and ceiling fans throughout. Includes all furniture, home furnishing, electronics, kitchen hardware, and stackable w/d. Community has 2 pools, heated spa, fitness/clubhouse, BBQ picnic area, and tennis court. Centrally located in Scottsdale near to everything. Must see!!!

Key facts

• Updated showers
• Plantation shutters
• Walk in closet

Tags

• GATED BELLA VITA COMMUNITY
• PLANTATION SHUTTERS
• GRANITE COUNTERTOPS
• UPDATED SHOWERS
• WALK IN CLOSET
• PRIVATE ENSUITE BATH

Property features AI

Finance

• Other: Lot size recorded by assessor
• HOA & community: Monthly association fee; Association fee includes roof repair/replacement, insurance, sewer, grounds maintenance, exterior maintenance, trash and water

Exterior

• Parking: Assigned covered parking space; Assigned carport space
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Apartment (attached property); Fee simple ownership
• Construction: Stucco and painted wood-frame construction; Built-up roof
• Exterior features: Desert-front lot; No fencing; Community pool; Community spa (heated); Gated community; Fitness center

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Disposal
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High-speed internet; Granite counters; No interior steps; Full bathroom in primary bedroom
• Laundry & utility: Laundry inside unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $-56 ($-671/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (10.2% below list).
• Recommended offer: $242k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Pueblo Elementary School (math 62% / reading 67%, grade B, #104 of 1,109 statewide, top 10%, 425 students, 15% FRL); Mohave Middle School (math 45% / reading 48%, grade D+, #43 of 218 statewide, top 20%, 799 students, 31% FRL); Saguaro High School (math 37% / reading 41%, grade F, #78 of 381 statewide, top 20%, 1,466 students, 25% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 216 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).
• This rent runs 30% of the median local income ($96k/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 $2k of loan paydown is wiped out by about $8k 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 24 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $170k; list at $270k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $242,496 (10.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 0.90% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.17% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.45×
• Total profit: $-41,802
• Equity at exit: $40,258

10-year hold

• IRR: -3.1%
• Equity multiple: 0.77×
• Total profit: $-17,368
• Equity at exit: $23,345

Cash invested: $75,600 (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 85250

• Rents YoY: 5.2%
• Active inventory: 216
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,425 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$95 /mo · $1,143/yr
• Insurance: −$112
• HOA: −$348
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-56

Break-even live

Break-even rent $2,496

Max offer price $260,124

Occupancy floor 97%

Sensitivity live

Price	-10% $97	-5% $21	+0% $-56	+5% $-132	+10% $-209
Rent	-10% $-247	-5% $-152	+0% $-56	+5% $40	+10% $136
Rate	-1.0pp $80	-0.5pp $13	base $-56	+0.5pp $-126	+1.0pp $-197

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5995 N 78th St Unit 1545827P Scottsdale, AZ	2.0	2.0	1097	$1,998	$1.82	16d	1	0.01mi
5995 N 78th St Unit 101 Scottsdale, AZ	1.0	2.0	664	$2,800	$4.22	46d	1	0.06mi
5995 N 78th St Scottsdale, AZ	1.0–2.0	1.0–3.5	761	$4,000	$5.26	46d	8	0.08mi
5995 N 78th St Scottsdale, AZ	1.0–2.0	1.0–2.0	761	$4,800	$6.31	1d	10	0.08mi
6014 N 79th St Scottsdale, AZ	2.0	1.5	976	$2,000	$2.05	46d	1	0.10mi
7845 E Valley Vista Dr Scottsdale, AZ	3.0	2.0	1053	$2,450	$2.33	46d	1	0.19mi
7913 E Keim Dr Unit 1545939P Scottsdale, AZ	2.0	1.0	979	$1,717	$1.75	19d	1	0.22mi
5950 N 78th St #216 Scottsdale, AZ	2.0	2.0	1036	$3,500	$3.38	19d	1	0.23mi
5950 N 78th St Scottsdale, AZ	2.0	2.0	1036	$2,725	$2.63	26d	2	0.24mi
7906 E Keim Dr Scottsdale, AZ	3.0	1.0	1053	$3,700	$3.51	46d	1	0.27mi
7810 E Keim Dr Scottsdale, AZ	2.0	1.5	1053	$2,295	$2.18	10d	1	0.31mi
5972 N 83rd St Scottsdale, AZ	2.0	2.0	1088	$3,500	$3.22	46d	1	0.35mi
5878 N 83rd St Scottsdale, AZ	2.0	2.0	1088	$2,850	$2.62	46d	1	0.37mi
8310 E McDonald Dr Scottsdale, AZ	1.0–2.0	1.0–2.0	880	$1,760	$2.00	1d	9	0.54mi
8025 E Lincoln Dr Scottsdale, AZ	1.0–2.0	1.0–2.0	825	$1,765	$2.14	0d	11	0.55mi
6459 N 77th Way Scottsdale, AZ	2.0	2.0	1070	$2,795	$2.61	46d	1	0.59mi
6480 N 82nd St #1133 Scottsdale, AZ	2.0	2.0	1110	$1,799	$1.62	19d	1	0.60mi
6480 N 82nd St #2234 Scottsdale, AZ	2.0	2.0	1110	$1,795	$1.62	22d	1	0.61mi
6480 N 82nd St Unit 237 Scottsdale, AZ	2.0	2.0	1110	$1,700	$1.53	16d	1	0.63mi
6480 N 82nd St #2213 Scottsdale, AZ	2.0	1.5	1110	$2,099	$1.89	46d	1	0.64mi
5877 N Granite Reef Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	821	$1,895	$2.31	1d	3	0.71mi
5877 N Granite Reef Rd Scottsdale, AZ	2.0	1.0–2.0	816	$1,748	$2.14	1d	2	0.71mi
6077 N Granite Reef Rd Scottsdale, AZ	2.0	1.5	1088	$2,550	$2.34	46d	1	0.76mi
7575 E Indian Bend Rd Scottsdale, AZ	2.0–3.0	2.0	1151	$3,200	$2.78	10d	2	1.01mi
7575 E Indian Bend Rd Scottsdale, AZ	2.0–3.0	2.0	1151	$2,345	$2.04	14d	3	1.01mi
7575 E Indian Bend Rd Scottsdale, AZ	1.0–3.0	1.0–2.0	980	$3,125	$3.19	6d	3	1.01mi
7575 E Indian Bend Rd Scottsdale, AZ	1.0–3.0	1.0–2.0	980	$2,375	$2.42	18d	4	1.01mi
7575 E Indian Bend Rd Unit 709 Scottsdale, AZ	2.0	2.0	1070	$2,800	$2.62	26d	1	1.01mi
8651 E Royal Palm Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	1109	$2,495	$2.25	1d	3	1.02mi
8651 E Royal Palm Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	1109	$2,495	$2.25	17d	4	1.02mi
4950 N Miller Rd Unit ROAD200 Scottsdale, AZ	2.0	2.0	1100	$2,100	$1.91	5d	1	1.03mi
4950 N Miller Rd #339 Scottsdale, AZ	1.0	1.0	726	$1,800	$2.48	26d	1	1.03mi
7436 E Chaparral Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	790	$4,750	$6.01	20d	3	1.04mi
7436 E Chaparral Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	790	$4,750	$6.01	5d	6	1.04mi
7430 E Chaparral Rd Unit 125A Scottsdale, AZ	2.0	2.0	1000	$1,600	$1.60	26d	1	1.05mi
7575 E Indian Bend Rd Scottsdale, AZ	1.0	1.0	731	$1,550	$2.12	16d	1	1.06mi
7430 E Chaparral Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	862	$2,450	$2.84	5d	4	1.07mi
7430 E Chaparral Rd Unit A2533 Scottsdale, AZ	2.0	2.0	1002	$1,750	$1.75	26d	1	1.07mi
4950 N Miller Rd Scottsdale, AZ	1.0	1.0	726	$1,425	$1.96	1d	2	1.09mi
4950 N Miller Rd Scottsdale, AZ	1.0	1.0	726	$1,388	$1.91	19d	3	1.09mi

HOA detail condo

• Monthly dues: $348 · $4,176/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-22
   days on market $270,000 Active 24 DOM
2. 2026-06-21
   days on market $270,000 Active 23 DOM
3. 2026-06-18
   days on market $270,000 Active 20 DOM
4. 2026-06-17
   days on market $270,000 Active 19 DOM
5. 2026-06-16
   days on market $270,000 Active 18 DOM
6. 2026-06-15
   days on market $270,000 Active 17 DOM
7. 2026-06-13
   days on market $270,000 Active 15 DOM
8. 2026-06-13
   days on market $270,000 Active 14 DOM
9. 2026-06-09
   days on market $270,000 Active 11 DOM
10. 2026-06-08
    days on market $270,000 Active 10 DOM
11. 2026-06-07
    days on market $270,000 Active 9 DOM
12. 2026-06-04
    days on market $270,000 Active 6 DOM
13. 2026-06-03
    days on market $270,000 Active 5 DOM
14. 2026-06-02
    days on market $270,000 Active 4 DOM
15. 2026-06-01
    days on market $270,000 Active 3 DOM
16. 2026-05-31
    days on market $270,000 Active 2 DOM

ⓘ 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: $1,143 · $95/mo
• Projected year-2 tax: $1,782 · $148/mo
• Expected delta: +$639/yr (+$53/mo · 56.0%)

ⓘ 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 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: $29,100
• − Mortgage interest: −$15,124
• − Property taxes: −$1,143
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − HOA: −$4,176
• − Depreciation: −$7,855
• Taxable loss: −$5,204
• Est. tax savings @ 24.0%: +$1,249
• After-tax cash flow: $578/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): 15,394
• Household income: $95,761
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 288.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 8% Two or more races 8% Asian 5% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 10% · Canada, South Korea, Vietnam
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -568.01%
• Current HPI: 385.5354
• Rent YoY: ▲ 5.17%
• 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

-97.1% since first listed

12 events — show timeline

• 2026-05-29 Listed $270,000 ARMLS
• 2013-06-07 Sold (Public Records) $169,900 Public Records
• 2013-06-07 Sold (MLS) $169,900 ARMLS
• 2013-05-21 Pending — ARMLS
• 2013-05-18 Relisted — ARMLS
• 2013-05-17 Pending — ARMLS
• 2013-05-02 Listed $169,900 ARMLS
• 2009-11-06 Sold (MLS) $142,000 ARMLS
• 2009-10-27 Listing Removed — ARMLS
• 2008-11-19 Listed $149,950 ARMLS
• 1999-01-29 Sold (Public Records) $95,174,800 Public Records
• 1981-05-14 Sold (Public Records) $9,266,864 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,143 · +4.4% YoY. Source: county tax records.