9255 E Whitewing Dr · Scottsdale, AZ 85262

$775,000

3 bd · 3.0 ba · 1,761 sqft · SingleFamily public records · 99 Days on market

Built 2001 7,208 sqft lot $440/sqft · 7% below area Est $837k · 7% under $100/mo HOA · 2% 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 +14.9/30.0
• ARV discount +10.8/15.0
• Schools +5.4/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this warm & inviting home, impeccably maintained & in pristine condition. Freshly painted in & out, you'll find a bright, clean and well-loved feel throughout. Enjoy rare privacy for a GOLF COURSE LOT, providing a quiet & serene setting. The Backyard is a retreat, featuring a beautiful POOL & OUTDOOR FIREPLACE-perfect for entertaining or relaxing in peaceful surroundings. Rare, 3-CAR GARAGE. Well designed kitchen includes SS appliances (fridge less than 1 yr) w/ convenient laundry room & pantry. A spacious Great Room opens to a flex room for den or office. Primary suite offers large walk-in closet & ensuite bath with sep tub & shower. NEW HVAC 2024 This special home combines privacy, comfort and functionality-an exceptional opportunity not to be missed!

Key facts

• Outdoor fireplace
• Golf course lot
• 3-car garage

Tags

• GOLF COURSE LOT
• POOL
• OUTDOOR FIREPLACE
• 3-CAR GARAGE
• SS APPLIANCES
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $775k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/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 $617k (20.4% below list).
• Recommended offer: $617k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 598 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% 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).
• This rent runs 42% 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 $5k of loan paydown is wiped out by about $23k 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 99 days — a 9% lower offer ($705k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $65k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $420k; list at $775k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $617,195 (20.4% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 20% 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. 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: 0.80% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (median comp): $836,868
• List price: $775,000
• Delta: -7.39%
• 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
9255 E Whitewing Dr	0.00mi	3/2.0	1,767 (+0%)	0mo	$760,000	$430	95
9327 E Whitewing Dr	0.10mi	2/2.0 (-1)	1,765 (+0%)	13mo	$825,000	$467	75
9414 E Sandy Vista Dr	0.19mi	3/3.0	2,025 (+15%)	3mo	$915,000	$452	64
9508 E Chuckwagon Ln	0.42mi	3/2.0	1,832 (+4%)	10mo	$725,000	$396	62
9640 E Chuckwagon Ln	0.47mi	3/2.0	1,832 (+4%)	8mo	$750,000	$409	60
9604 E Chuckwagon Ln	0.46mi	3/2.0	1,832 (+4%)	9mo	$791,000	$432	60
9706 E Chuckwagon Ln	0.55mi	3/2.0	1,832 (+4%)	4mo	$750,000	$409	60
9502 E Chuckwagon Ln	0.42mi	2/2.0 (-1)	1,619 (-8%)	10mo	$580,000	$358	49
9543 E Kiisa Dr	0.47mi	2/2.0 (-1)	1,619 (-8%)	13mo	$625,000	$386	45
9576 E Kiisa Dr	0.51mi	2/2.0 (-1)	1,619 (-8%)	11mo	$725,000	$448	44
9653 E Sidewinder Trl	0.51mi	2/2.0 (-1)	1,619 (-8%)	12mo	$730,000	$451	44
9560 E Raindance Trl	0.51mi	2/2.0 (-1)	1,560 (-11%)	10mo	$580,000	$372	40

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-111,549
• Equity at exit: $115,555

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-80,007
• Equity at exit: $67,008

Cash invested: $217,000 (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 85262

• Home prices YoY: -12.2%
• Active inventory: 598
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $6,172 high
• Mortgage (P&I): −$4,064
• Tax from tax record: −$163 /mo · $1,956/yr
• Insurance: −$323
• HOA: −$100
• Vacancy / Maint / Mgmt: −$1,296
• Net cashflow: $226

Break-even live

Break-even rent $5,886

Max offer price $775,000

Occupancy floor 91%

Sensitivity live

Price	-10% $664	-5% $445	+0% $226	+5% $6	+10% $-213
Rent	-10% $-262	-5% $-18	+0% $226	+5% $469	+10% $713
Rate	-1.0pp $616	-0.5pp $423	base $226	+0.5pp $25	+1.0pp $-179

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: $193,750
• Closing costs: $23,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9303 E Whitewing Dr Scottsdale, AZ	3.0	2.0	2167	$2,800	$1.29	14d	1	0.04mi
9338 E Prairie Cir Scottsdale, AZ	3.0	2.5	2515	$7,000	$2.78	45d	1	0.09mi
9255 E Broken Arrow Dr Scottsdale, AZ	3.0	3.0	2127	$6,850	$3.22	45d	1	0.19mi
34938 N 92nd Pl Scottsdale, AZ	3.0	2.0	1673	$4,600	$2.75	45d	1	0.20mi
34748 N 93rd Pl Scottsdale, AZ	2.0	2.0	2256	$8,500	$3.77	45d	1	0.29mi
9562 E Chuckwagon Ln Scottsdale, AZ	2.0	2.0	1832	$3,500	$1.91	45d	1	0.44mi
9616 E Chuckwagon Ln Scottsdale, AZ	3.0	2.0	1832	$7,000	$3.82	45d	1	0.44mi
9535 E Raindance Trl Scottsdale, AZ	3.0	2.0	1832	$7,500	$4.09	45d	1	0.46mi
9632 E Superstition Ln Scottsdale, AZ	2.0	2.0	1560	$5,000	$3.21	45d	1	0.50mi
9554 E Raindance Trl Scottsdale, AZ	2.0	2.0	1832	$6,500	$3.55	25d	1	0.50mi
9670 E Chuckwagon Ln Scottsdale, AZ	2.0	2.0	1560	$6,000	$3.85	45d	1	0.50mi
9583 E Raindance Trl Scottsdale, AZ	2.0	2.0	1832	$3,650	$1.99	45d	1	0.53mi
34457 N Legend Trail Pkwy #1010 Scottsdale, AZ	3.0	2.0	1463	$4,400	$3.01	45d	1	0.65mi
37200 N Cave Creek Rd Scottsdale, AZ	3.0	3.5	2726	$13,000	$4.77	0d	2	1.30mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: pool

Listing history 18 events

1. 2026-05-08
   price $775,000 812-char remark

   Show marketing remark (812 chars)

   Welcome to this warm & inviting home, impeccably maintained & in pristine condition. Freshly painted in & out, you'll find a bright, clean and well-loved feel throughout. Enjoy rare privacy for a GOLF COURSE LOT, providing a quiet & serene setting. The Backyard is a retreat, featuring a beautiful POOL & OUTDOOR FIREPLACE-perfect for entertaining or relaxing in peaceful surroundings. Rare, 3-CAR GARAGE. Well designed kitchen includes SS appliances (fridge less than 1 yr) w/ convenient laundry room & pantry. A spacious Great Room opens to a flex room for den or office. Primary suite offers large walk-in closet & ensuite bath with sep tub & shower. NEW HVAC 2024 This special home combines privacy, comfort and functionality-an exceptional opportunity not to be missed!

2. 2026-04-16
   price $785,000 812-char remark

   Show marketing remark (812 chars)

   Welcome to this warm & inviting home, impeccably maintained & in pristine condition. Freshly painted in & out, you'll find a bright, clean and well-loved feel throughout. Enjoy rare privacy for a GOLF COURSE LOT, providing a quiet & serene setting. The Backyard is a retreat, featuring a beautiful POOL & OUTDOOR FIREPLACE-perfect for entertaining or relaxing in peaceful surroundings. Rare, 3-CAR GARAGE. Well designed kitchen includes SS appliances (fridge less than 1 yr) w/ convenient laundry room & pantry. A spacious Great Room opens to a flex room for den or office. Primary suite offers large walk-in closet & ensuite bath with sep tub & shower. NEW HVAC 2024 This special home combines privacy, comfort and functionality-an exceptional opportunity not to be missed!

3. 2026-03-27
   price $800,000 812-char remark

   Show marketing remark (812 chars)

   Welcome to this warm & inviting home, impeccably maintained & in pristine condition. Freshly painted in & out, you'll find a bright, clean and well-loved feel throughout. Enjoy rare privacy for a GOLF COURSE LOT, providing a quiet & serene setting. The Backyard is a retreat, featuring a beautiful POOL & OUTDOOR FIREPLACE-perfect for entertaining or relaxing in peaceful surroundings. Rare, 3-CAR GARAGE. Well designed kitchen includes SS appliances (fridge less than 1 yr) w/ convenient laundry room & pantry. A spacious Great Room opens to a flex room for den or office. Primary suite offers large walk-in closet & ensuite bath with sep tub & shower. NEW HVAC 2024 This special home combines privacy, comfort and functionality-an exceptional opportunity not to be missed!

4. 2026-03-13
   price $820,000 812-char remark

   Show marketing remark (812 chars)

   Welcome to this warm & inviting home, impeccably maintained & in pristine condition. Freshly painted in & out, you'll find a bright, clean and well-loved feel throughout. Enjoy rare privacy for a GOLF COURSE LOT, providing a quiet & serene setting. The Backyard is a retreat, featuring a beautiful POOL & OUTDOOR FIREPLACE-perfect for entertaining or relaxing in peaceful surroundings. Rare, 3-CAR GARAGE. Well designed kitchen includes SS appliances (fridge less than 1 yr) w/ convenient laundry room & pantry. A spacious Great Room opens to a flex room for den or office. Primary suite offers large walk-in closet & ensuite bath with sep tub & shower. NEW HVAC 2024 This special home combines privacy, comfort and functionality-an exceptional opportunity not to be missed!

5. 2026-03-04
   price $829,000 812-char remark

   Show marketing remark (812 chars)

   Welcome to this warm & inviting home, impeccably maintained & in pristine condition. Freshly painted in & out, you'll find a bright, clean and well-loved feel throughout. Enjoy rare privacy for a GOLF COURSE LOT, providing a quiet & serene setting. The Backyard is a retreat, featuring a beautiful POOL & OUTDOOR FIREPLACE-perfect for entertaining or relaxing in peaceful surroundings. Rare, 3-CAR GARAGE. Well designed kitchen includes SS appliances (fridge less than 1 yr) w/ convenient laundry room & pantry. A spacious Great Room opens to a flex room for den or office. Primary suite offers large walk-in closet & ensuite bath with sep tub & shower. NEW HVAC 2024 This special home combines privacy, comfort and functionality-an exceptional opportunity not to be missed!

6. 2026-02-11
   listed $840,000 Active 812-char remark

   Show marketing remark (812 chars)

   Welcome to this warm & inviting home, impeccably maintained & in pristine condition. Freshly painted in & out, you'll find a bright, clean and well-loved feel throughout. Enjoy rare privacy for a GOLF COURSE LOT, providing a quiet & serene setting. The Backyard is a retreat, featuring a beautiful POOL & OUTDOOR FIREPLACE-perfect for entertaining or relaxing in peaceful surroundings. Rare, 3-CAR GARAGE. Well designed kitchen includes SS appliances (fridge less than 1 yr) w/ convenient laundry room & pantry. A spacious Great Room opens to a flex room for den or office. Primary suite offers large walk-in closet & ensuite bath with sep tub & shower. NEW HVAC 2024 This special home combines privacy, comfort and functionality-an exceptional opportunity not to be missed!

7. 2019-03-12
   historical
8. 2019-03-08
   price $525,000
9. 2019-03-01
   listed $539,000 Active
10. 2007-11-19
    soldstatus $420,000
11. 2007-11-16
    soldstatus $409,000
12. 2007-10-15
    historical
13. 2007-09-28
    listed $438,000
14. 2007-09-16
    historical
15. 2007-03-16
    listed $465,000
16. 2007-03-11
    historical
17. 2006-09-12
    listed $490,000
18. 1999-06-01
    soldstatus $4,968,000

ⓘ 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: $1,956 · $163/mo
• Projected year-2 tax: $5,115 · $426/mo
• Expected delta: +$3,159/yr (+$263/mo · 161.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 5 d/yr ≥107°F today · 13 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: $74,063
• − Mortgage interest: −$43,412
• − Property taxes: −$1,956
• − Insurance: −$3,875
• − Repairs & maintenance: −$5,925
• − Management: −$5,925
• − HOA: −$1,200
• − Depreciation: −$22,545
• Taxable loss: −$10,776
• Est. tax savings @ 24.0%: +$2,586
• After-tax cash flow: $5,295/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

-84.4% since first listed

18 events — show timeline

• 2026-05-08 Price Changed $775,000 ARMLS
• 2026-04-16 Price Changed $785,000 ARMLS
• 2026-03-27 Price Changed $800,000 ARMLS
• 2026-03-13 Price Changed $820,000 ARMLS
• 2026-03-04 Price Changed $829,000 ARMLS
• 2026-02-11 Listed $840,000 ARMLS
• 2019-03-12 Listing Removed — ARMLS
• 2019-03-08 Price Changed $525,000 ARMLS
• 2019-03-01 Listed $539,000 ARMLS
• 2007-11-19 Sold (MLS) $420,000 ARMLS
• 2007-11-16 Sold (Public Records) $409,000 Public Records
• 2007-10-15 Listing Removed — ARMLS
• 2007-09-28 Listed $438,000 ARMLS
• 2007-09-16 Listing Removed — ARMLS
• 2007-03-16 Listed $465,000 ARMLS
• 2007-03-11 Listing Removed — ARMLS
• 2006-09-12 Listed $490,000 ARMLS
• 1999-06-01 Sold (Public Records) $4,968,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,956 · +0.8% YoY. Source: county tax records.