10260 E White Feather Ln E #2015 · Scottsdale, AZ 85262

$534,000

2 bd · 3.0 ba · 1,331 sqft · Condo public records · 191 Days on market

Built 2007 $401/sqft · 10% below area Est $596k · 10% under $422/mo HOA · 9% 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 +12.2/15.0
• Cash flow +9.1/30.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Elevated desert living in the heart of Troon North perched just above the fairways. Step inside to a bright, open living space with high ceilings and natural light. The spacious Primary Suite offers peaceful views. A well-appointed guest room and additional full bath create flexibility for visitors or a dedicated office. Just outside your door is two championship golf courses and breathtaking desert scenery. Resort style pool & spa, fitness center, gas grill and easy access to hiking trails, premier dining, shopping, and entertainment. Private access(residents only) to community park with reservable pickleball and tennis courts. Whether you're seeking a full-time residence or the perfect lock-and-leave getaway, this home offers a lifestyle that feels like a year round vacatio

Key facts

• Fitness center
• Resort style pool
• Open living space

Tags

• OPEN LIVING SPACE
• HIGH CEILINGS
• RESORT STYLE POOL
• FITNESS CENTER
• HIKING TRAILS

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $534k.

Deal economics

• At list price, monthly cash flow is $-410 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $475k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $469k (12.2% below list).
• Recommended offer: $469k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Zoned schools: Desert Sun Academy (math 52% / reading 57%, grade C, #208 of 1,109 statewide, top 19%, 322 students, 14% 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 9% FRL track the district average.
• Market conditions: 598 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 32% of the median local income ($178k/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 $4k of loan paydown is wiped out by about $16k 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 191 days — a 12% lower offer ($470k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $72k (12%) 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 $468,645 (12.2% 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. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
9. 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.
10. 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.
11. 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: 0.88% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.29%
• DSCR: 0.85
• GRM: 9.5

CMA / ARV

• ARV (median comp): $596,259
• List price: $534,000
• Delta: -10.44%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.7%
• Equity multiple: 0.25×
• Total profit: $-112,318
• Equity at exit: $79,621

10-year hold

• IRR: -15.3%
• Equity multiple: 0.13×
• Total profit: $-130,093
• Equity at exit: $46,171

Cash invested: $149,520 (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: 598
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $4,686 medium
• Mortgage (P&I): −$2,800
• Tax est. 1.5%: −$668 /mo · $8,010/yr
• Insurance: −$222
• HOA: −$422
• Vacancy / Maint / Mgmt: −$984
• Net cashflow: $-410

Break-even live

Break-even rent $5,206

Max offer price $474,664

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-226	+0% $-410	+5% $-595	+10% $-779
Rent	-10% $-780	-5% $-595	+0% $-410	+5% $-225	+10% $-40
Rate	-1.0pp $-141	-0.5pp $-274	base $-410	+0.5pp $-548	+1.0pp $-689

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: $133,500
• Closing costs: $16,020
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10260 E White Feather Ln Scottsdale, AZ	2.0	2.0	1791	$4,698	$2.62	26d	4	0.02mi
10260 E White Feather Ln Scottsdale, AZ	2.0	2.0	1791	$4,700	$2.62	0d	3	0.02mi
11096 E Dale Ln Scottsdale, AZ	2.0	3.0	1835	$3,750	$2.04	45d	1	1.38mi

HOA detail condo

• Monthly dues: $422 · $5,064/yr
• Likely covers: gaspoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-21
   days on market $534,000 Active 191 DOM
2. 2026-06-18
   days on market $534,000 Active 188 DOM
3. 2026-06-17
   days on market $534,000 Active 187 DOM
4. 2026-06-16
   days on market $534,000 Active 186 DOM
5. 2026-06-15
   days on market $534,000 Active 185 DOM
6. 2026-06-13
   days on market $534,000 Active 183 DOM
7. 2026-06-13
   days on market $534,000 Active 182 DOM
8. 2026-06-09
   days on market $534,000 Active 179 DOM
9. 2026-06-08
   days on market $534,000 Active 178 DOM
10. 2026-06-07
    days on market $534,000 Active 177 DOM
11. 2026-06-04
    days on market $534,000 Active 174 DOM
12. 2026-06-03
    days on market $534,000 Active 173 DOM
13. 2026-06-02
    days on market $534,000 Active 172 DOM
14. 2026-06-01
    days on market $534,000 Active 171 DOM
15. 2026-05-31
    days on market $534,000 Active 170 DOM
16. 2026-05-16
    historical Under Contract Accepting Backups 790-char remark

    Show marketing remark (790 chars)

    Elevated desert living in the heart of Troon North perched just above the fairways. Step inside to a bright, open living space with high ceilings and natural light. The spacious Primary Suite offers peaceful views. A well-appointed guest room and additional full bath create flexibility for visitors or a dedicated office. Just outside your door is two championship golf courses and breathtaking desert scenery. Resort style pool & spa, fitness center, gas grill and easy access to hiking trails, premier dining, shopping, and entertainment. Private access(residents only) to community park with reservable pickleball and tennis courts. Whether you're seeking a full-time residence or the perfect lock-and-leave getaway, this home offers a lifestyle that feels like a year round vacatio

17. 2026-04-29
    price $546,000 790-char remark

    Show marketing remark (790 chars)

    Elevated desert living in the heart of Troon North perched just above the fairways. Step inside to a bright, open living space with high ceilings and natural light. The spacious Primary Suite offers peaceful views. A well-appointed guest room and additional full bath create flexibility for visitors or a dedicated office. Just outside your door is two championship golf courses and breathtaking desert scenery. Resort style pool & spa, fitness center, gas grill and easy access to hiking trails, premier dining, shopping, and entertainment. Private access(residents only) to community park with reservable pickleball and tennis courts. Whether you're seeking a full-time residence or the perfect lock-and-leave getaway, this home offers a lifestyle that feels like a year round vacatio

18. 2026-04-29
    price $549,000 790-char remark

    Show marketing remark (790 chars)

    Elevated desert living in the heart of Troon North perched just above the fairways. Step inside to a bright, open living space with high ceilings and natural light. The spacious Primary Suite offers peaceful views. A well-appointed guest room and additional full bath create flexibility for visitors or a dedicated office. Just outside your door is two championship golf courses and breathtaking desert scenery. Resort style pool & spa, fitness center, gas grill and easy access to hiking trails, premier dining, shopping, and entertainment. Private access(residents only) to community park with reservable pickleball and tennis courts. Whether you're seeking a full-time residence or the perfect lock-and-leave getaway, this home offers a lifestyle that feels like a year round vacatio

19. 2026-04-27
    price $546,000 790-char remark

    Show marketing remark (790 chars)

    Elevated desert living in the heart of Troon North perched just above the fairways. Step inside to a bright, open living space with high ceilings and natural light. The spacious Primary Suite offers peaceful views. A well-appointed guest room and additional full bath create flexibility for visitors or a dedicated office. Just outside your door is two championship golf courses and breathtaking desert scenery. Resort style pool & spa, fitness center, gas grill and easy access to hiking trails, premier dining, shopping, and entertainment. Private access(residents only) to community park with reservable pickleball and tennis courts. Whether you're seeking a full-time residence or the perfect lock-and-leave getaway, this home offers a lifestyle that feels like a year round vacatio

20. 2026-04-14
    price $565,000 790-char remark

    Show marketing remark (790 chars)

    Elevated desert living in the heart of Troon North perched just above the fairways. Step inside to a bright, open living space with high ceilings and natural light. The spacious Primary Suite offers peaceful views. A well-appointed guest room and additional full bath create flexibility for visitors or a dedicated office. Just outside your door is two championship golf courses and breathtaking desert scenery. Resort style pool & spa, fitness center, gas grill and easy access to hiking trails, premier dining, shopping, and entertainment. Private access(residents only) to community park with reservable pickleball and tennis courts. Whether you're seeking a full-time residence or the perfect lock-and-leave getaway, this home offers a lifestyle that feels like a year round vacatio

21. 2026-03-26
    price $575,000 790-char remark

    Show marketing remark (790 chars)

    Elevated desert living in the heart of Troon North perched just above the fairways. Step inside to a bright, open living space with high ceilings and natural light. The spacious Primary Suite offers peaceful views. A well-appointed guest room and additional full bath create flexibility for visitors or a dedicated office. Just outside your door is two championship golf courses and breathtaking desert scenery. Resort style pool & spa, fitness center, gas grill and easy access to hiking trails, premier dining, shopping, and entertainment. Private access(residents only) to community park with reservable pickleball and tennis courts. Whether you're seeking a full-time residence or the perfect lock-and-leave getaway, this home offers a lifestyle that feels like a year round vacatio

22. 2026-01-13
    price $587,500 790-char remark

    Show marketing remark (790 chars)

    Elevated desert living in the heart of Troon North perched just above the fairways. Step inside to a bright, open living space with high ceilings and natural light. The spacious Primary Suite offers peaceful views. A well-appointed guest room and additional full bath create flexibility for visitors or a dedicated office. Just outside your door is two championship golf courses and breathtaking desert scenery. Resort style pool & spa, fitness center, gas grill and easy access to hiking trails, premier dining, shopping, and entertainment. Private access(residents only) to community park with reservable pickleball and tennis courts. Whether you're seeking a full-time residence or the perfect lock-and-leave getaway, this home offers a lifestyle that feels like a year round vacatio

23. 2025-12-12
    listed $605,990 Active 790-char remark

    Show marketing remark (790 chars)

    Elevated desert living in the heart of Troon North perched just above the fairways. Step inside to a bright, open living space with high ceilings and natural light. The spacious Primary Suite offers peaceful views. A well-appointed guest room and additional full bath create flexibility for visitors or a dedicated office. Just outside your door is two championship golf courses and breathtaking desert scenery. Resort style pool & spa, fitness center, gas grill and easy access to hiking trails, premier dining, shopping, and entertainment. Private access(residents only) to community park with reservable pickleball and tennis courts. Whether you're seeking a full-time residence or the perfect lock-and-leave getaway, this home offers a lifestyle that feels like a year round vacatio

24. 2022-06-16
    price $1,995
25. 2022-04-14
    soldstatus $520,000
26. 2022-04-13
    soldstatus $520,000 Closed 584-char remark

    Show marketing remark (584 chars)

    Must see!! Great location, surrounded by the Troon North Monument Golf Course. 2 bedroom, 2 bath, 2nd floor unit offers privacy and serenity in one of the most exclusive areas of Scottsdale!! VIEWS FROM EVERY ROOM INCLUDING THE SHOWER! Granite kitchen countertops, Kitchenaid appliances, gas fireplace and washer and dryer included. Walk to Club House and Golf Course and all that Troon North has to offer! Home is in a very quiet location with lots of privacy. Also tile and carpet floors, large closet areas for storage and 1 car garage. Come and see this value priced condo!

27. 2022-03-01
    status Pending 584-char remark

    Show marketing remark (584 chars)

    Must see!! Great location, surrounded by the Troon North Monument Golf Course. 2 bedroom, 2 bath, 2nd floor unit offers privacy and serenity in one of the most exclusive areas of Scottsdale!! VIEWS FROM EVERY ROOM INCLUDING THE SHOWER! Granite kitchen countertops, Kitchenaid appliances, gas fireplace and washer and dryer included. Walk to Club House and Golf Course and all that Troon North has to offer! Home is in a very quiet location with lots of privacy. Also tile and carpet floors, large closet areas for storage and 1 car garage. Come and see this value priced condo!

28. 2022-02-18
    listed $479,900 Active 584-char remark

    Show marketing remark (584 chars)

    Must see!! Great location, surrounded by the Troon North Monument Golf Course. 2 bedroom, 2 bath, 2nd floor unit offers privacy and serenity in one of the most exclusive areas of Scottsdale!! VIEWS FROM EVERY ROOM INCLUDING THE SHOWER! Granite kitchen countertops, Kitchenaid appliances, gas fireplace and washer and dryer included. Walk to Club House and Golf Course and all that Troon North has to offer! Home is in a very quiet location with lots of privacy. Also tile and carpet floors, large closet areas for storage and 1 car garage. Come and see this value priced condo!

29. 2015-08-31
    soldstatus $255,000 Closed
30. 2015-06-01
    status Pending
31. 2015-05-31
    soldstatus $255,000 Closed
32. 2015-03-21
    status Pending
33. 2015-03-13
    price $272,000
34. 2015-03-04
    listed $269,900 Active
35. 2008-03-10
    soldstatus $24,000,000
36. 2006-11-06
    historical
37. 2006-08-04
    listed $447,000

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $56,237
• − Mortgage interest: −$29,912
• − Property taxes: −$8,010
• − Insurance: −$2,670
• − Repairs & maintenance: −$4,499
• − Management: −$4,499
• − HOA: −$5,064
• − Depreciation: −$15,535
• Taxable loss: −$13,951
• Est. tax savings @ 24.0%: +$3,348
• After-tax cash flow: $-1,572/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 — 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

+22.1% since first listed

22 events — show timeline

• 2026-05-16 Contingent — ARMLS
• 2026-04-29 Price Changed $546,000 ARMLS
• 2026-04-29 Price Changed $549,000 ARMLS
• 2026-04-27 Price Changed $546,000 ARMLS
• 2026-04-14 Price Changed $565,000 ARMLS
• 2026-03-26 Price Changed $575,000 ARMLS
• 2026-01-13 Price Changed $587,500 ARMLS
• 2025-12-12 Listed $605,990 ARMLS
• 2022-06-16 Price Changed $1,995 RENT.
• 2022-04-14 Sold (Public Records) $520,000 Public Records
• 2022-04-13 Sold (MLS) $520,000 ARMLS
• 2022-03-01 Pending — ARMLS
• 2022-02-18 Listed $479,900 ARMLS
• 2015-08-31 Sold (MLS) $255,000 ARMLS
• 2015-06-01 Pending — ARMLS
• 2015-05-31 Sold (MLS) $255,000 ARMLS
• 2015-03-21 Pending — ARMLS
• 2015-03-13 Price Changed $272,000 ARMLS
• 2015-03-04 Listed $269,900 ARMLS
• 2008-03-10 Sold (Public Records) $24,000,000 Public Records
• 2006-11-06 Listing Removed — ARMLS
• 2006-08-04 Listed $447,000 ARMLS

Property tax history

-2.3%/yr

Latest (2025): $1,031 · -13.6% YoY. Source: county tax records.