6505 E Old Paint Trl · Carefree, AZ 85377

$1,650,000

4 bd · 5.0 ba · 4,205 sqft · SingleFamily public records · 285 Days on market

Built 2001 1.75 ac lot $392/sqft · 10% below area Est $1827k · 10% under $158/mo HOA · 1% 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).

• ARV discount +11.9/15.0
• Cash flow +10.7/30.0
• Appreciation +8.1/10.0
• Schools +5.4/10.0
• Livability +3.4/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

From cowboy boots to candlelit dinners — this Carefree escape is where desert magic meets everyday luxury. Perched in the Black Mountain Foothills, mountain views wrap around you while a Pebble Tec pool, bubbling spa, and fire-lit courtyard set the scene for unforgettable nights. Inside, it's all about living big: Sub-Zero fridge + freezer drawers, wine bar, Café dishwasher, and a master suite that spoils with dual closets, fireplace, and a spa shower built for five-star living. Every bedroom has a walk-in closet, plus there is a spectacular office with gorgeous mountain views for work-life balance. Private, gated, and just minutes from Carefree's dining, wine, art, and festivals — this isn't just a home, it's the lifestyle you've been chasing. *House is being sold with all furnishings.*

Key facts

• 1.75 acre lot
• 3 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/5.0-bath single-family listed at $1.65M.

Deal economics

• At list price, monthly cash flow is $-790 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.51M (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.14M (30.9% below list).
• Recommended offer: $1.14M (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.0% in Carefree — 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 68/100 on livability (#58 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities D+, health & safety D+, commute 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: Black Mountain Elementary School (math 66% / reading 63%, grade B, #104 of 1,109 statewide, top 10%, 495 students, 8% 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 7% FRL track the district average.
• Market conditions: 101 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• In year one you build about $113k of equity ($11k loan paydown + $101k appreciation (6.1% local appreciation)).
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$180k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($1.45M) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 24y ago; this cycle's ask has dropped $450k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $1,140,082 (30.9% 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. It's been on market 285 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.69% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 12.1

CMA / ARV

• ARV (median comp): $1,827,024
• List price: $1,650,000
• Delta: -9.69%
• 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
34877 N Ridgeway Dr	0.30mi	4/4.5	4,477 (+6%)	4mo	$2,600,000	$581	70
6407 E Old Paint Trl	0.18mi	4/3.5	4,339 (+3%)	13mo	$1,650,000	$380	70
34800 N Sunset Trl	0.46mi	4/2.5	4,100 (-2%)	2mo	$1,243,000	$303	63
6374 E Amber Sun Dr	0.26mi	4/4.5	3,671 (-13%)	5mo	$1,925,000	$524	61
6432 E Old Paint Trl	0.07mi	5/4.0 (+1)	4,725 (+12%)	8mo	$2,215,000	$469	60
6184 E Dusty Coyote Cir	0.53mi	4/3.0	4,095 (-3%)	4mo	$2,135,000	$521	60
6074 E Los Reales Dr	0.55mi	4/4.5	4,294 (+2%)	13mo	$2,035,000	$474	58
6431 E EL Sendero Rd	0.34mi	3/3.5 (-1)	3,844 (-9%)	18mo	$2,395,000	$623	44
35037 N El Sendero Rd	0.64mi	5/4.5 (+1)	4,395 (+4%)	17mo	$2,500,000	$569	41
6035 E Los Reales Dr	0.60mi	4/4.5	4,552 (+8%)	19mo	$2,335,000	$513	40
6924 E Stagecoach Pass	0.66mi	3/3.5 (-1)	4,400 (+5%)	17mo	$2,700,000	$614	37
35208 N Chino Ln	0.72mi	4/4.0	3,885 (-8%)	23mo	$1,525,000	$393	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.95×
• Total profit: $438,149
• Equity at exit: $1,050,954

10-year hold

• IRR: 14.3%
• Equity multiple: 3.86×
• Total profit: $1,323,199
• Equity at exit: $1,917,786

Cash invested: $462,000 (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 85377

• Home prices YoY: 1.9%
• Active inventory: 101
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $11,401 high
• Mortgage (P&I): −$8,653
• Tax from tax record: −$298 /mo · $3,578/yr
• Insurance: −$688
• HOA: −$158
• Vacancy / Maint / Mgmt: −$2,394
• Net cashflow: $-790

Break-even live

Break-even rent $12,401

Max offer price $1,510,479

Occupancy floor —

Sensitivity live

Price	-10% $144	-5% $-323	+0% $-790	+5% $-1,257	+10% $-3,694
Rent	-10% $-1,690	-5% $-1,240	+0% $-790	+5% $-339	+10% $111
Rate	-1.0pp $41	-0.5pp $-370	base $-790	+0.5pp $-1,217	+1.0pp $-1,652

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: $412,500
• Closing costs: $49,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6469 E Amber Sun Dr Scottsdale, AZ	4.0	4.5	2903	$10,500	$3.62	26d	1	0.27mi
6332 E Dusty Coyote Cir Scottsdale, AZ	4.0	3.5	3791	$10,000	$2.64	26d	1	0.39mi
34327 N 61st Pl Scottsdale, AZ	4.0	4.5	3326	$9,000	$2.71	45d	1	0.52mi
34125 N Boulders Pkwy Scottsdale, AZ	3.0	3.0	3000	$12,500	$4.17	26d	1	1.05mi
6018 E Old West Way Scottsdale, AZ	5.0	2.5	2975	$7,800	$2.62	45d	1	1.10mi
33872 N 74th St Scottsdale, AZ	3.0	3.0	3075	$12,000	$3.90	45d	1	1.16mi
1404 Boulder Pass Carefree, AZ	3.0	2.5	2862	$12,000	$4.19	45d	1	1.18mi
5861 E Cloud Rd Cave Creek, AZ	4.0	3.5	3891	$8,500	$2.18	45d	1	1.22mi
6237 E Bramble Berry Ln Cave Creek, AZ	3.0	3.0	3036	$11,500	$3.79	45d	1	1.23mi
7485 E Tumbleweed Dr Scottsdale, AZ	3.0	3.5	3083	$18,000	$5.84	45d	1	1.27mi
36138 N Summit Dr Cave Creek, AZ	4.0	4.5	5017	$25,000	$4.98	45d	1	1.41mi
1613 N Quartz Valley Ct Scottsdale, AZ	3.0	3.0	2831	$12,000	$4.24	45d	1	1.43mi

HOA detail

• Monthly dues: $158 · $1,896/yr
• Likely covers: poolsecurity

Listing history 50 events

1. 2026-06-21
   days on market $1,650,000 Active 285 DOM
2. 2026-06-18
   days on market $1,650,000 Active 282 DOM
3. 2026-06-17
   days on market $1,650,000 Active 281 DOM
4. 2026-06-16
   days on market $1,650,000 Active 280 DOM
5. 2026-06-15
   days on market $1,650,000 Active 279 DOM
6. 2026-06-13
   days on market $1,650,000 Active 277 DOM
7. 2026-06-13
   days on market $1,650,000 Active 276 DOM
8. 2026-06-09
   days on market $1,650,000 Active 273 DOM
9. 2026-06-08
   days on market $1,650,000 Active 272 DOM
10. 2026-06-07
    days on market $1,650,000 Active 271 DOM
11. 2026-06-04
    days on market $1,650,000 Active 268 DOM
12. 2026-06-03
    days on market $1,650,000 Active 267 DOM
13. 2026-06-02
    days on market $1,650,000 Active 266 DOM
14. 2026-06-01
    days on market $1,650,000 Active 265 DOM
15. 2026-05-31
    days on market $1,650,000 Active 264 DOM
16. 2026-05-18
    historical Under Contract Accepting Backups 817-char remark

    Show marketing remark (817 chars)

    From cowboy boots to candlelit dinners — this Carefree escape is where desert magic meets everyday luxury. Perched in the Black Mountain Foothills, mountain views wrap around you while a Pebble Tec pool, bubbling spa, and fire-lit courtyard set the scene for unforgettable nights. Inside, it's all about living big: Sub-Zero fridge + freezer drawers, wine bar, Café dishwasher, and a master suite that spoils with dual closets, fireplace, and a spa shower built for five-star living. Every bedroom has a walk-in closet, plus there is a spectacular office with gorgeous mountain views for work-life balance. Private, gated, and just minutes from Carefree's dining, wine, art, and festivals — this isn't just a home, it's the lifestyle you've been chasing. *House is being sold with all furnishings.*

17. 2026-05-05
    price $1,650,000 817-char remark

    Show marketing remark (817 chars)

    From cowboy boots to candlelit dinners — this Carefree escape is where desert magic meets everyday luxury. Perched in the Black Mountain Foothills, mountain views wrap around you while a Pebble Tec pool, bubbling spa, and fire-lit courtyard set the scene for unforgettable nights. Inside, it's all about living big: Sub-Zero fridge + freezer drawers, wine bar, Café dishwasher, and a master suite that spoils with dual closets, fireplace, and a spa shower built for five-star living. Every bedroom has a walk-in closet, plus there is a spectacular office with gorgeous mountain views for work-life balance. Private, gated, and just minutes from Carefree's dining, wine, art, and festivals — this isn't just a home, it's the lifestyle you've been chasing. *House is being sold with all furnishings.*

18. 2026-04-03
    status Active 817-char remark

    Show marketing remark (817 chars)

    From cowboy boots to candlelit dinners — this Carefree escape is where desert magic meets everyday luxury. Perched in the Black Mountain Foothills, mountain views wrap around you while a Pebble Tec pool, bubbling spa, and fire-lit courtyard set the scene for unforgettable nights. Inside, it's all about living big: Sub-Zero fridge + freezer drawers, wine bar, Café dishwasher, and a master suite that spoils with dual closets, fireplace, and a spa shower built for five-star living. Every bedroom has a walk-in closet, plus there is a spectacular office with gorgeous mountain views for work-life balance. Private, gated, and just minutes from Carefree's dining, wine, art, and festivals — this isn't just a home, it's the lifestyle you've been chasing. *House is being sold with all furnishings.*

19. 2026-03-05
    historical Contract Contingent on Buyer Sale 817-char remark

    Show marketing remark (817 chars)

    From cowboy boots to candlelit dinners — this Carefree escape is where desert magic meets everyday luxury. Perched in the Black Mountain Foothills, mountain views wrap around you while a Pebble Tec pool, bubbling spa, and fire-lit courtyard set the scene for unforgettable nights. Inside, it's all about living big: Sub-Zero fridge + freezer drawers, wine bar, Café dishwasher, and a master suite that spoils with dual closets, fireplace, and a spa shower built for five-star living. Every bedroom has a walk-in closet, plus there is a spectacular office with gorgeous mountain views for work-life balance. Private, gated, and just minutes from Carefree's dining, wine, art, and festivals — this isn't just a home, it's the lifestyle you've been chasing. *House is being sold with all furnishings.*

20. 2026-02-24
    price $1,750,000 817-char remark

    Show marketing remark (817 chars)

    From cowboy boots to candlelit dinners — this Carefree escape is where desert magic meets everyday luxury. Perched in the Black Mountain Foothills, mountain views wrap around you while a Pebble Tec pool, bubbling spa, and fire-lit courtyard set the scene for unforgettable nights. Inside, it's all about living big: Sub-Zero fridge + freezer drawers, wine bar, Café dishwasher, and a master suite that spoils with dual closets, fireplace, and a spa shower built for five-star living. Every bedroom has a walk-in closet, plus there is a spectacular office with gorgeous mountain views for work-life balance. Private, gated, and just minutes from Carefree's dining, wine, art, and festivals — this isn't just a home, it's the lifestyle you've been chasing. *House is being sold with all furnishings.*

21. 2026-01-20
    price $1,900,000 817-char remark

    Show marketing remark (817 chars)

    From cowboy boots to candlelit dinners — this Carefree escape is where desert magic meets everyday luxury. Perched in the Black Mountain Foothills, mountain views wrap around you while a Pebble Tec pool, bubbling spa, and fire-lit courtyard set the scene for unforgettable nights. Inside, it's all about living big: Sub-Zero fridge + freezer drawers, wine bar, Café dishwasher, and a master suite that spoils with dual closets, fireplace, and a spa shower built for five-star living. Every bedroom has a walk-in closet, plus there is a spectacular office with gorgeous mountain views for work-life balance. Private, gated, and just minutes from Carefree's dining, wine, art, and festivals — this isn't just a home, it's the lifestyle you've been chasing. *House is being sold with all furnishings.*

22. 2025-11-13
    price $2,000,000 817-char remark

    Show marketing remark (817 chars)

    From cowboy boots to candlelit dinners — this Carefree escape is where desert magic meets everyday luxury. Perched in the Black Mountain Foothills, mountain views wrap around you while a Pebble Tec pool, bubbling spa, and fire-lit courtyard set the scene for unforgettable nights. Inside, it's all about living big: Sub-Zero fridge + freezer drawers, wine bar, Café dishwasher, and a master suite that spoils with dual closets, fireplace, and a spa shower built for five-star living. Every bedroom has a walk-in closet, plus there is a spectacular office with gorgeous mountain views for work-life balance. Private, gated, and just minutes from Carefree's dining, wine, art, and festivals — this isn't just a home, it's the lifestyle you've been chasing. *House is being sold with all furnishings.*

23. 2025-09-09
    listed $2,100,000 Active 817-char remark

    Show marketing remark (817 chars)

    From cowboy boots to candlelit dinners — this Carefree escape is where desert magic meets everyday luxury. Perched in the Black Mountain Foothills, mountain views wrap around you while a Pebble Tec pool, bubbling spa, and fire-lit courtyard set the scene for unforgettable nights. Inside, it's all about living big: Sub-Zero fridge + freezer drawers, wine bar, Café dishwasher, and a master suite that spoils with dual closets, fireplace, and a spa shower built for five-star living. Every bedroom has a walk-in closet, plus there is a spectacular office with gorgeous mountain views for work-life balance. Private, gated, and just minutes from Carefree's dining, wine, art, and festivals — this isn't just a home, it's the lifestyle you've been chasing. *House is being sold with all furnishings.*

24. 2023-11-07
    soldstatus $2,083,900 Closed 1134-char remark

    Show marketing remark (1134 chars)

    THIS is the ONE! Amazing CUSTOM 4 Bedroom/Den/3.5 Bath/5 Car Garage situated on 1.75 acres, located in the private, gated community of Black Mountain Foothills. Enjoy SPECTACULAR 360 mountain views, stunning sunsets, and city light views all from the base of Black Mountain. An exceptional home for entertaining! The charming courtyard entrance flows into your Desert Oasis featuring a gorgeous pool, waterfall, spa, built-in BBQ, built-in wet bar, fire bowls and a large covered patio. The back patio boasts several sitting areas, MORE VIEWS, and a fire-pit. Inside you will find desert views from every window! A split great room floor plan provides great space and privacy. The open Kitchen offers gorgeous granite counters, stainless steel appliances, gas stove, double ovens, an island, lots of cabinets, and a desk. The built-in wet bar and Z stacked stone fireplaces are impressive. The Primary Suite is spacious and offers sitting room. A large walk-in shower, dual vanities and closets, and jetted tub are a bonus! Travertine/ Stone flooring throughout. You will love coming home to this private retreat surrounded by nature!

25. 2023-11-07
    soldstatus $2,083,900

    Show marketing remark (1134 chars)

    THIS is the ONE! Amazing CUSTOM 4 Bedroom/Den/3.5 Bath/5 Car Garage situated on 1.75 acres, located in the private, gated community of Black Mountain Foothills. Enjoy SPECTACULAR 360 mountain views, stunning sunsets, and city light views all from the base of Black Mountain. An exceptional home for entertaining! The charming courtyard entrance flows into your Desert Oasis featuring a gorgeous pool, waterfall, spa, built-in BBQ, built-in wet bar, fire bowls and a large covered patio. The back patio boasts several sitting areas, MORE VIEWS, and a fire-pit. Inside you will find desert views from every window! A split great room floor plan provides great space and privacy. The open Kitchen offers gorgeous granite counters, stainless steel appliances, gas stove, double ovens, an island, lots of cabinets, and a desk. The built-in wet bar and Z stacked stone fireplaces are impressive. The Primary Suite is spacious and offers sitting room. A large walk-in shower, dual vanities and closets, and jetted tub are a bonus! Travertine/ Stone flooring throughout. You will love coming home to this private retreat surrounded by nature!

26. 2023-10-31
    status Pending 1134-char remark

    Show marketing remark (1134 chars)

    THIS is the ONE! Amazing CUSTOM 4 Bedroom/Den/3.5 Bath/5 Car Garage situated on 1.75 acres, located in the private, gated community of Black Mountain Foothills. Enjoy SPECTACULAR 360 mountain views, stunning sunsets, and city light views all from the base of Black Mountain. An exceptional home for entertaining! The charming courtyard entrance flows into your Desert Oasis featuring a gorgeous pool, waterfall, spa, built-in BBQ, built-in wet bar, fire bowls and a large covered patio. The back patio boasts several sitting areas, MORE VIEWS, and a fire-pit. Inside you will find desert views from every window! A split great room floor plan provides great space and privacy. The open Kitchen offers gorgeous granite counters, stainless steel appliances, gas stove, double ovens, an island, lots of cabinets, and a desk. The built-in wet bar and Z stacked stone fireplaces are impressive. The Primary Suite is spacious and offers sitting room. A large walk-in shower, dual vanities and closets, and jetted tub are a bonus! Travertine/ Stone flooring throughout. You will love coming home to this private retreat surrounded by nature!

27. 2023-10-09
    historical Under Contract Accepting Backups 1134-char remark

    Show marketing remark (1134 chars)

    THIS is the ONE! Amazing CUSTOM 4 Bedroom/Den/3.5 Bath/5 Car Garage situated on 1.75 acres, located in the private, gated community of Black Mountain Foothills. Enjoy SPECTACULAR 360 mountain views, stunning sunsets, and city light views all from the base of Black Mountain. An exceptional home for entertaining! The charming courtyard entrance flows into your Desert Oasis featuring a gorgeous pool, waterfall, spa, built-in BBQ, built-in wet bar, fire bowls and a large covered patio. The back patio boasts several sitting areas, MORE VIEWS, and a fire-pit. Inside you will find desert views from every window! A split great room floor plan provides great space and privacy. The open Kitchen offers gorgeous granite counters, stainless steel appliances, gas stove, double ovens, an island, lots of cabinets, and a desk. The built-in wet bar and Z stacked stone fireplaces are impressive. The Primary Suite is spacious and offers sitting room. A large walk-in shower, dual vanities and closets, and jetted tub are a bonus! Travertine/ Stone flooring throughout. You will love coming home to this private retreat surrounded by nature!

28. 2023-09-25
    price $2,199,900 1134-char remark

    Show marketing remark (1134 chars)

    THIS is the ONE! Amazing CUSTOM 4 Bedroom/Den/3.5 Bath/5 Car Garage situated on 1.75 acres, located in the private, gated community of Black Mountain Foothills. Enjoy SPECTACULAR 360 mountain views, stunning sunsets, and city light views all from the base of Black Mountain. An exceptional home for entertaining! The charming courtyard entrance flows into your Desert Oasis featuring a gorgeous pool, waterfall, spa, built-in BBQ, built-in wet bar, fire bowls and a large covered patio. The back patio boasts several sitting areas, MORE VIEWS, and a fire-pit. Inside you will find desert views from every window! A split great room floor plan provides great space and privacy. The open Kitchen offers gorgeous granite counters, stainless steel appliances, gas stove, double ovens, an island, lots of cabinets, and a desk. The built-in wet bar and Z stacked stone fireplaces are impressive. The Primary Suite is spacious and offers sitting room. A large walk-in shower, dual vanities and closets, and jetted tub are a bonus! Travertine/ Stone flooring throughout. You will love coming home to this private retreat surrounded by nature!

29. 2023-08-26
    price $2,275,000 1134-char remark

    Show marketing remark (1134 chars)

    THIS is the ONE! Amazing CUSTOM 4 Bedroom/Den/3.5 Bath/5 Car Garage situated on 1.75 acres, located in the private, gated community of Black Mountain Foothills. Enjoy SPECTACULAR 360 mountain views, stunning sunsets, and city light views all from the base of Black Mountain. An exceptional home for entertaining! The charming courtyard entrance flows into your Desert Oasis featuring a gorgeous pool, waterfall, spa, built-in BBQ, built-in wet bar, fire bowls and a large covered patio. The back patio boasts several sitting areas, MORE VIEWS, and a fire-pit. Inside you will find desert views from every window! A split great room floor plan provides great space and privacy. The open Kitchen offers gorgeous granite counters, stainless steel appliances, gas stove, double ovens, an island, lots of cabinets, and a desk. The built-in wet bar and Z stacked stone fireplaces are impressive. The Primary Suite is spacious and offers sitting room. A large walk-in shower, dual vanities and closets, and jetted tub are a bonus! Travertine/ Stone flooring throughout. You will love coming home to this private retreat surrounded by nature!

30. 2023-06-19
    price $2,299,900 1134-char remark

    Show marketing remark (1134 chars)

    THIS is the ONE! Amazing CUSTOM 4 Bedroom/Den/3.5 Bath/5 Car Garage situated on 1.75 acres, located in the private, gated community of Black Mountain Foothills. Enjoy SPECTACULAR 360 mountain views, stunning sunsets, and city light views all from the base of Black Mountain. An exceptional home for entertaining! The charming courtyard entrance flows into your Desert Oasis featuring a gorgeous pool, waterfall, spa, built-in BBQ, built-in wet bar, fire bowls and a large covered patio. The back patio boasts several sitting areas, MORE VIEWS, and a fire-pit. Inside you will find desert views from every window! A split great room floor plan provides great space and privacy. The open Kitchen offers gorgeous granite counters, stainless steel appliances, gas stove, double ovens, an island, lots of cabinets, and a desk. The built-in wet bar and Z stacked stone fireplaces are impressive. The Primary Suite is spacious and offers sitting room. A large walk-in shower, dual vanities and closets, and jetted tub are a bonus! Travertine/ Stone flooring throughout. You will love coming home to this private retreat surrounded by nature!

31. 2023-04-22
    listed $2,375,000 Active 1134-char remark

    Show marketing remark (1134 chars)

    THIS is the ONE! Amazing CUSTOM 4 Bedroom/Den/3.5 Bath/5 Car Garage situated on 1.75 acres, located in the private, gated community of Black Mountain Foothills. Enjoy SPECTACULAR 360 mountain views, stunning sunsets, and city light views all from the base of Black Mountain. An exceptional home for entertaining! The charming courtyard entrance flows into your Desert Oasis featuring a gorgeous pool, waterfall, spa, built-in BBQ, built-in wet bar, fire bowls and a large covered patio. The back patio boasts several sitting areas, MORE VIEWS, and a fire-pit. Inside you will find desert views from every window! A split great room floor plan provides great space and privacy. The open Kitchen offers gorgeous granite counters, stainless steel appliances, gas stove, double ovens, an island, lots of cabinets, and a desk. The built-in wet bar and Z stacked stone fireplaces are impressive. The Primary Suite is spacious and offers sitting room. A large walk-in shower, dual vanities and closets, and jetted tub are a bonus! Travertine/ Stone flooring throughout. You will love coming home to this private retreat surrounded by nature!

32. 2022-04-08
    soldstatus $2,000,000 Closed
33. 2022-04-08
    soldstatus $2,000,000
34. 2022-03-31
    status Pending
35. 2022-02-23
    historical Under Contract Accepting Backups
36. 2022-02-11
    listed $1,800,000 Active
37. 2010-11-09
    historical
38. 2010-10-31
    price $719,900
39. 2010-09-21
    price $759,900
40. 2010-08-24
    price $794,900
41. 2010-07-26
    price $829,900
42. 2010-06-28
    price $859,900
43. 2010-05-28
    price $899,900
44. 2010-04-23
    price $950,900
45. 2010-03-09
    listed $999,900 Active
46. 2008-12-02
    historical
47. 2007-12-02
    listed $1,295,000
48. 2003-11-11
    soldstatus $760,000
49. 2003-11-11
    soldstatus $760,000
50. 2003-10-24
    soldstatus $760,000

ⓘ 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: $3,578 · $298/mo
• Projected year-2 tax: $10,890 · $908/mo
• Expected delta: +$7,312/yr (+$609/mo · 204.4%)

ⓘ 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 ≥109°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: $136,810
• − Mortgage interest: −$92,426
• − Property taxes: −$3,578
• − Insurance: −$8,250
• − Repairs & maintenance: −$10,945
• − Management: −$10,945
• − HOA: −$1,896
• − Depreciation: −$48,000
• Taxable loss: −$39,229
• Est. tax savings @ 24.0%: +$9,415
• After-tax cash flow: $-62/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 — Carefree

• Score: 68/100
• State rank: #58
• US rank: #9958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carefree, AZ
• City population: 3,452
• Population (ZIP): 3,452

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 (97%)
• Race & ethnicity: White 97% Asian 2% Hispanic / Latino 1%
• Common ancestry: Scotch-Irish 4% Italian 4% Portuguese 3%
• Foreign-born: 12% · Canada
• Languages at home: 89% English-only · Spanish 3% French/Haitian/Cajun 3% German/W. Germanic 2%

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: ▲ 6.13%
• Current HPI: 332.8138
• Rent YoY: —
• Metro: —
• 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

+1975.5% since first listed

51 events — show timeline

• 2026-05-18 Contingent — ARMLS
• 2026-05-05 Price Changed $1,650,000 ARMLS
• 2026-04-03 Relisted — ARMLS
• 2026-03-05 Contingent — ARMLS
• 2026-02-24 Price Changed $1,750,000 ARMLS
• 2026-01-20 Price Changed $1,900,000 ARMLS
• 2025-11-13 Price Changed $2,000,000 ARMLS
• 2025-09-09 Listed $2,100,000 ARMLS
• 2023-11-07 Sold (Public Records) $2,083,900 Public Records
• 2023-11-07 Sold (MLS) $2,083,900 ARMLS
• 2023-10-31 Pending — ARMLS
• 2023-10-09 Contingent — ARMLS
• 2023-09-25 Price Changed $2,199,900 ARMLS
• 2023-08-26 Price Changed $2,275,000 ARMLS
• 2023-06-19 Price Changed $2,299,900 ARMLS
• 2023-04-22 Listed $2,375,000 ARMLS
• 2022-04-08 Sold (Public Records) $2,000,000 Public Records
• 2022-04-08 Sold (MLS) $2,000,000 ARMLS
• 2022-03-31 Pending — ARMLS
• 2022-02-23 Contingent — ARMLS
• 2022-02-11 Listed $1,800,000 ARMLS
• 2010-11-09 Listing Removed — ARMLS
• 2010-10-31 Price Changed $719,900 ARMLS
• 2010-09-21 Price Changed $759,900 ARMLS
• 2010-08-24 Price Changed $794,900 ARMLS
• 2010-07-26 Price Changed $829,900 ARMLS
• 2010-06-28 Price Changed $859,900 ARMLS
• 2010-05-28 Price Changed $899,900 ARMLS
• 2010-04-23 Price Changed $950,900 ARMLS
• 2010-03-09 Listed $999,900 ARMLS
• 2008-12-02 Listing Removed — ARMLS
• 2007-12-02 Listed $1,295,000 ARMLS
• 2003-11-11 Sold (MLS) $760,000 ARMLS
• 2003-11-11 Sold (MLS) $760,000 ARMLS
• 2003-10-24 Sold (Public Records) $760,000 Public Records
• 2003-09-16 Listing Removed — ARMLS
• 2003-09-16 Listing Removed — ARMLS
• 2003-08-26 Listing Removed — ARMLS
• 2003-08-26 Listed $780,000 ARMLS
• 2003-08-26 Listed $780,000 ARMLS
• 2003-08-09 Listing Removed — ARMLS
• 2003-05-20 Listed $780,000 ARMLS
• 2003-05-20 Listed $780,000 ARMLS
• 2003-05-19 Listing Removed — ARMLS
• 2002-11-19 Listed $799,000 ARMLS
• 2002-04-05 Sold (Public Records) $715,000 Public Records
• 2000-03-15 Sold (Public Records) $115,000 Public Records
• 1998-07-01 Sold (Public Records) $107,000 Public Records
• 1995-07-07 Sold (Public Records) $70,000 Public Records
• 1990-02-14 Sold (Public Records) $79,500 Public Records
• 1990-02-14 Sold (Public Records) $79,500 Public Records

Property tax history

+0.1%/yr

Latest (2025): $3,578 · +0.4% YoY. Source: county tax records.