27000 N Alma School Pkwy #1017 · Scottsdale, AZ 85262

$899,000

3 bd · 4.0 ba · 2,379 sqft · Condo public records · 168 Days on market

Built 2008 $378/sqft · at area comps Est $893k · at est. $516/mo HOA · 7% 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 +11.4/30.0
• ARV discount +7.2/15.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mountain views on ground level former model with lots of upgrades! Two master bedrooms plus one additional. Open kitchen w/ granite counters, tiled backsplash, upgraded alder wood cabinetry with pull out shelving & stainless appliances. Great room floorplan w/ gas stone fireplace & large dining area w/ additional cabinets, beverage refrigerator & wine storage area. Beautiful wall of glass facing East with Troon mountain range views & sunrises looking out to the covered patio with built in heaters. Inviting 20'' tile flooring w/ custom paint, 8' Alder doors, crown molding, wood shutters & custom lighting. Garage Cabinets with pull out shelving. Unit is walking distance to Four Seasons Resort & minutes to golf courses & dining! Enjoy the amazing back covered patio w/ the desert wash & mountain views. Steps away from pool, spa & work out facility in North Scottdale! This location is amazing for the indoor/outdoor lifestyle AZ has to offer. Close to great hiking, biking, golf, dining and shopping. Great location for a full-time resident or a second home.

Key facts

• $516 HOA
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath condo listed at $899k.

Deal economics

• At list price, monthly cash flow is $-305 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $845k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $690k (23.3% below list).
• Recommended offer: $690k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 588 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• At $6,900/mo this rent would consume 47% of the median local household income ($178k/yr) (locally 70% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k 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 168 days — a 12% lower offer ($791k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $151k (14%) 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 $689,961 (23.3% 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 168 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.45%
• DSCR: 0.94
• GRM: 10.9

CMA / ARV

• ARV (median comp): $893,443
• List price: $899,000
• Delta: 0.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-165,284
• Equity at exit: $134,044

10-year hold

• IRR: -11.2%
• Equity multiple: 0.33×
• Total profit: $-169,664
• Equity at exit: $77,729

Cash invested: $251,720 (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: 588
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $6,900 high
• Mortgage (P&I): −$4,714
• Tax from tax record: −$151 /mo · $1,809/yr
• Insurance: −$375
• HOA: −$516
• Vacancy / Maint / Mgmt: −$1,449
• Net cashflow: $-305

Break-even live

Break-even rent $7,286

Max offer price $845,107

Occupancy floor 99%

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27000 N Alma School Pkwy #1012 Scottsdale, AZ	3.0	2.5	2144	$9,000	$4.20	24d	1	0.03mi
27000 N Alma School Pkwy Scottsdale, AZ	3.0	2.5–3.0	2385	$7,750	$3.25	43d	3	0.03mi
27000 N Alma School Pkwy Unit 2006 Scottsdale, AZ	3.0	3.0	2627	$7,500	$2.85	24d	1	0.03mi
26627 N 104th Way Scottsdale, AZ	3.0	3.0	2112	$4,950	$2.34	18d	1	0.41mi
10437 E Monterra Way Scottsdale, AZ	3.0	2.0	2145	$3,750	$1.75	5d	1	0.47mi
27807 N 108th Way Scottsdale, AZ	3.0	3.0	2078	$5,000	$2.41	43d	1	0.50mi
10931 E Whitethorn Dr Scottsdale, AZ	4.0	3.5	2825	$10,995	$3.89	3d	1	0.63mi
11056 E Oberlin Way Scottsdale, AZ	3.0	3.0	2836	$9,500	$3.35	43d	1	0.64mi
11064 E Oberlin Way Scottsdale, AZ	2.0	2.5	2343	$3,800	$1.62	24d	1	0.64mi
11160 E Greythorn Dr Scottsdale, AZ	3.0	2.0	2311	$9,000	$3.89	43d	1	0.76mi
11114 E Blue Sky Dr Scottsdale, AZ	4.0	3.0	2826	$4,500	$1.59	5d	1	0.77mi
28504 N 108th Way Scottsdale, AZ	3.0	2.0	1949	$4,800	$2.46	43d	1	0.85mi
10911 E Mark Ln Scottsdale, AZ	4.0	2.5	3168	$4,000	$1.26	3d	1	0.91mi
25555 N Windy Walk Dr #77 Scottsdale, AZ	2.0	2.0	1575	$5,395	$3.43	24d	1	1.00mi
26362 N 115th St Scottsdale, AZ	2.0	2.5	1860	$4,500	$2.42	43d	1	1.01mi
11096 E Dale Ln Scottsdale, AZ	2.0	3.0	1835	$3,750	$2.04	43d	1	1.05mi
11362 E Dale Ln Scottsdale, AZ	4.0	4.5	3357	$20,000	$5.96	43d	1	1.18mi
11572 E Running Deer Trl Scottsdale, AZ	4.0	3.0	2810	$8,995	$3.20	43d	1	1.22mi
28444 N 101st Pl Scottsdale, AZ	3.0	3.0	2298	$3,500	$1.52	24d	1	1.29mi
11239 E Southwind Ln Scottsdale, AZ	4.0	3.5	3184	$9,500	$2.98	43d	1	1.29mi
10260 E White Feather Ln Scottsdale, AZ	2.0	2.0	1791	$4,698	$2.62	24d	4	1.35mi
11591 E Desert Willow Dr Scottsdale, AZ	3.0	2.5	2090	$3,995	$1.91	43d	1	1.35mi
10222 E Southwind Ln Unit 1018 Scottsdale, AZ	2.0	2.0	2040	$5,500	$2.70	18d	1	1.37mi
10222 E Southwind Ln Scottsdale, AZ	2.0–3.0	2.0–3.0	2386	$5,500	$2.31	43d	2	1.37mi
11533 E Bronco Trl Scottsdale, AZ	2.0	2.5	2090	$3,499	$1.67	14d	1	1.39mi
11516 E Ranch Gate Rd Scottsdale, AZ	3.0	2.5	2145	$7,500	$3.50	43d	1	1.42mi
28990 N White Feather Ln Scottsdale, AZ	2.0	2.5–4.5	2327	$4,625	$1.99	11d	3	1.45mi
9796 E Gamble Ln Scottsdale, AZ	3.0	2.5	2437	$10,400	$4.27	43d	1	1.48mi

HOA detail condo

• Monthly dues: $516 · $6,192/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-16
   days on market $899,000 Active 168 DOM
2. 2026-06-15
   days on market $899,000 Active 167 DOM
3. 2026-06-13
   days on market $899,000 Active 165 DOM
4. 2026-06-13
   days on market $899,000 Active 164 DOM
5. 2026-06-09
   days on market $899,000 Active 161 DOM
6. 2026-06-08
   days on market $899,000 Active 160 DOM
7. 2026-06-07
   days on market $899,000 Active 159 DOM
8. 2026-06-04
   days on market $899,000 Active 156 DOM
9. 2026-06-03
   days on market $899,000 Active 155 DOM
10. 2026-06-02
    days on market $899,000 Active 154 DOM
11. 2026-06-01
    days on market $899,000 Active 153 DOM
12. 2026-05-31
    days on market $899,000 Active 152 DOM
13. 2026-05-14
    price $899,000 1105-char remark

    Show marketing remark (1105 chars)

    Mountain views on ground level former model with lots of upgrades! Two master bedrooms plus one additional. Open kitchen w/ granite counters, tiled backsplash, upgraded alder wood cabinetry with pull out shelving & stainless appliances. Great room floorplan w/ gas stone fireplace & large dining area w/ additional cabinets, beverage refrigerator & wine storage area. Beautiful wall of glass facing East with Troon mountain range views & sunrises looking out to the covered patio with built in heaters. Inviting 20'' tile flooring w/ custom paint, 8' Alder doors, crown molding, wood shutters & custom lighting. Garage Cabinets with pull out shelving. Unit is walking distance to Four Seasons Resort & minutes to golf courses & dining! Enjoy the amazing back covered patio w/ the desert wash & mountain views. Steps away from pool, spa & work out facility in North Scottdale! This location is amazing for the indoor/outdoor lifestyle AZ has to offer. Close to great hiking, biking, golf, dining and shopping. Great location for a full-time resident or a second home.

14. 2026-04-27
    price $924,900 1105-char remark

    Show marketing remark (1105 chars)

    Mountain views on ground level former model with lots of upgrades! Two master bedrooms plus one additional. Open kitchen w/ granite counters, tiled backsplash, upgraded alder wood cabinetry with pull out shelving & stainless appliances. Great room floorplan w/ gas stone fireplace & large dining area w/ additional cabinets, beverage refrigerator & wine storage area. Beautiful wall of glass facing East with Troon mountain range views & sunrises looking out to the covered patio with built in heaters. Inviting 20'' tile flooring w/ custom paint, 8' Alder doors, crown molding, wood shutters & custom lighting. Garage Cabinets with pull out shelving. Unit is walking distance to Four Seasons Resort & minutes to golf courses & dining! Enjoy the amazing back covered patio w/ the desert wash & mountain views. Steps away from pool, spa & work out facility in North Scottdale! This location is amazing for the indoor/outdoor lifestyle AZ has to offer. Close to great hiking, biking, golf, dining and shopping. Great location for a full-time resident or a second home.

15. 2026-03-26
    price $949,900 1105-char remark

    Show marketing remark (1105 chars)

    Mountain views on ground level former model with lots of upgrades! Two master bedrooms plus one additional. Open kitchen w/ granite counters, tiled backsplash, upgraded alder wood cabinetry with pull out shelving & stainless appliances. Great room floorplan w/ gas stone fireplace & large dining area w/ additional cabinets, beverage refrigerator & wine storage area. Beautiful wall of glass facing East with Troon mountain range views & sunrises looking out to the covered patio with built in heaters. Inviting 20'' tile flooring w/ custom paint, 8' Alder doors, crown molding, wood shutters & custom lighting. Garage Cabinets with pull out shelving. Unit is walking distance to Four Seasons Resort & minutes to golf courses & dining! Enjoy the amazing back covered patio w/ the desert wash & mountain views. Steps away from pool, spa & work out facility in North Scottdale! This location is amazing for the indoor/outdoor lifestyle AZ has to offer. Close to great hiking, biking, golf, dining and shopping. Great location for a full-time resident or a second home.

16. 2026-03-12
    price $979,900 1105-char remark

    Show marketing remark (1105 chars)

    Mountain views on ground level former model with lots of upgrades! Two master bedrooms plus one additional. Open kitchen w/ granite counters, tiled backsplash, upgraded alder wood cabinetry with pull out shelving & stainless appliances. Great room floorplan w/ gas stone fireplace & large dining area w/ additional cabinets, beverage refrigerator & wine storage area. Beautiful wall of glass facing East with Troon mountain range views & sunrises looking out to the covered patio with built in heaters. Inviting 20'' tile flooring w/ custom paint, 8' Alder doors, crown molding, wood shutters & custom lighting. Garage Cabinets with pull out shelving. Unit is walking distance to Four Seasons Resort & minutes to golf courses & dining! Enjoy the amazing back covered patio w/ the desert wash & mountain views. Steps away from pool, spa & work out facility in North Scottdale! This location is amazing for the indoor/outdoor lifestyle AZ has to offer. Close to great hiking, biking, golf, dining and shopping. Great location for a full-time resident or a second home.

17. 2026-02-02
    price $999,900 1105-char remark

    Show marketing remark (1105 chars)

    Mountain views on ground level former model with lots of upgrades! Two master bedrooms plus one additional. Open kitchen w/ granite counters, tiled backsplash, upgraded alder wood cabinetry with pull out shelving & stainless appliances. Great room floorplan w/ gas stone fireplace & large dining area w/ additional cabinets, beverage refrigerator & wine storage area. Beautiful wall of glass facing East with Troon mountain range views & sunrises looking out to the covered patio with built in heaters. Inviting 20'' tile flooring w/ custom paint, 8' Alder doors, crown molding, wood shutters & custom lighting. Garage Cabinets with pull out shelving. Unit is walking distance to Four Seasons Resort & minutes to golf courses & dining! Enjoy the amazing back covered patio w/ the desert wash & mountain views. Steps away from pool, spa & work out facility in North Scottdale! This location is amazing for the indoor/outdoor lifestyle AZ has to offer. Close to great hiking, biking, golf, dining and shopping. Great location for a full-time resident or a second home.

18. 2025-12-30
    listed $1,050,000 Active 1105-char remark

    Show marketing remark (1105 chars)

    Mountain views on ground level former model with lots of upgrades! Two master bedrooms plus one additional. Open kitchen w/ granite counters, tiled backsplash, upgraded alder wood cabinetry with pull out shelving & stainless appliances. Great room floorplan w/ gas stone fireplace & large dining area w/ additional cabinets, beverage refrigerator & wine storage area. Beautiful wall of glass facing East with Troon mountain range views & sunrises looking out to the covered patio with built in heaters. Inviting 20'' tile flooring w/ custom paint, 8' Alder doors, crown molding, wood shutters & custom lighting. Garage Cabinets with pull out shelving. Unit is walking distance to Four Seasons Resort & minutes to golf courses & dining! Enjoy the amazing back covered patio w/ the desert wash & mountain views. Steps away from pool, spa & work out facility in North Scottdale! This location is amazing for the indoor/outdoor lifestyle AZ has to offer. Close to great hiking, biking, golf, dining and shopping. Great location for a full-time resident or a second home.

19. 2025-12-26
    price $1,050,000 1105-char remark

    Show marketing remark (1105 chars)

    Mountain views on ground level former model with lots of upgrades! Two master bedrooms plus one additional. Open kitchen w/ granite counters, tiled backsplash, upgraded alder wood cabinetry with pull out shelving & stainless appliances. Great room floorplan w/ gas stone fireplace & large dining area w/ additional cabinets, beverage refrigerator & wine storage area. Beautiful wall of glass facing East with Troon mountain range views & sunrises looking out to the covered patio with built in heaters. Inviting 20'' tile flooring w/ custom paint, 8' Alder doors, crown molding, wood shutters & custom lighting. Garage Cabinets with pull out shelving. Unit is walking distance to Four Seasons Resort & minutes to golf courses & dining! Enjoy the amazing back covered patio w/ the desert wash & mountain views. Steps away from pool, spa & work out facility in North Scottdale! This location is amazing for the indoor/outdoor lifestyle AZ has to offer. Close to great hiking, biking, golf, dining and shopping. Great location for a full-time resident or a second home.

20. 2021-07-19
    soldstatus $899,000 Closed 817-char remark

    Show marketing remark (817 chars)

    This awesome turn key townhome is ground level w/no steps & makes a fantastic income property as well as an awesome primary or second home for an end user. Excellent interior location near the pool w/eastern views towards Troon Mountain & scenic desert wash this 3 bed + den, 3 full bath unit has split plan w/upgrades throughout including Alder cabs, SS appliances, granite counters w/stone backsplash, gas fireplace w/tile surround, alder shutters, crown molding, RO, stone-look tile & plush carpet, custom lighting, 8' solid interior doors, & epoxy garage floor + b-in cabinets. 8' rear slider opens to awesome covered patio w/wall mounted TV & large sitting area. Unit is walking distance to Four Seasons Resort & minutes to phenomenal golf courses. Rental history available upon request

21. 2021-07-19
    soldstatus $899,000

    Show marketing remark (817 chars)

    This awesome turn key townhome is ground level w/no steps & makes a fantastic income property as well as an awesome primary or second home for an end user. Excellent interior location near the pool w/eastern views towards Troon Mountain & scenic desert wash this 3 bed + den, 3 full bath unit has split plan w/upgrades throughout including Alder cabs, SS appliances, granite counters w/stone backsplash, gas fireplace w/tile surround, alder shutters, crown molding, RO, stone-look tile & plush carpet, custom lighting, 8' solid interior doors, & epoxy garage floor + b-in cabinets. 8' rear slider opens to awesome covered patio w/wall mounted TV & large sitting area. Unit is walking distance to Four Seasons Resort & minutes to phenomenal golf courses. Rental history available upon request

22. 2021-06-07
    historical Under Contract Accepting Backups 817-char remark

    Show marketing remark (817 chars)

    This awesome turn key townhome is ground level w/no steps & makes a fantastic income property as well as an awesome primary or second home for an end user. Excellent interior location near the pool w/eastern views towards Troon Mountain & scenic desert wash this 3 bed + den, 3 full bath unit has split plan w/upgrades throughout including Alder cabs, SS appliances, granite counters w/stone backsplash, gas fireplace w/tile surround, alder shutters, crown molding, RO, stone-look tile & plush carpet, custom lighting, 8' solid interior doors, & epoxy garage floor + b-in cabinets. 8' rear slider opens to awesome covered patio w/wall mounted TV & large sitting area. Unit is walking distance to Four Seasons Resort & minutes to phenomenal golf courses. Rental history available upon request

23. 2021-05-18
    listed $899,000 Active 817-char remark

    Show marketing remark (817 chars)

    This awesome turn key townhome is ground level w/no steps & makes a fantastic income property as well as an awesome primary or second home for an end user. Excellent interior location near the pool w/eastern views towards Troon Mountain & scenic desert wash this 3 bed + den, 3 full bath unit has split plan w/upgrades throughout including Alder cabs, SS appliances, granite counters w/stone backsplash, gas fireplace w/tile surround, alder shutters, crown molding, RO, stone-look tile & plush carpet, custom lighting, 8' solid interior doors, & epoxy garage floor + b-in cabinets. 8' rear slider opens to awesome covered patio w/wall mounted TV & large sitting area. Unit is walking distance to Four Seasons Resort & minutes to phenomenal golf courses. Rental history available upon request

24. 2019-10-07
    soldstatus $600,000
25. 2019-09-12
    status Pending
26. 2019-07-31
    historical Under Contract Accepting Backups
27. 2019-07-07
    listed $649,000 Active
28. 2015-02-20
    soldstatus $525,000 Closed
29. 2015-02-20
    soldstatus $525,000
30. 2015-02-12
    status Pending
31. 2015-01-07
    status Active
32. 2015-01-06
    listed $550,000 Active
33. 2015-01-06
    historical
34. 2013-03-29
    historical
35. 2013-03-29
    soldstatus $450,000 Closed
36. 2013-03-29
    soldstatus $450,000
37. 2013-03-21
    historical
38. 2013-03-21
    listed $450,000
39. 2009-12-31
    soldstatus $8,249,053

ⓘ 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: $1,809 · $151/mo
• Projected year-2 tax: $5,933 · $494/mo
• Expected delta: +$4,125/yr (+$344/mo · 228.0%)

ⓘ 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 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $82,795
• − Mortgage interest: −$50,358
• − Property taxes: −$1,809
• − Insurance: −$4,495
• − Repairs & maintenance: −$6,624
• − Management: −$6,624
• − HOA: −$6,192
• − Depreciation: −$26,153
• Taxable loss: −$19,458
• Est. tax savings @ 24.0%: +$4,670
• After-tax cash flow: $1,009/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

-89.1% since first listed

27 events — show timeline

• 2026-05-14 Price Changed $899,000 ARMLS
• 2026-04-27 Price Changed $924,900 ARMLS
• 2026-03-26 Price Changed $949,900 ARMLS
• 2026-03-12 Price Changed $979,900 ARMLS
• 2026-02-02 Price Changed $999,900 ARMLS
• 2025-12-30 Listed $1,050,000 ARMLS
• 2025-12-26 Price Changed $1,050,000 ARMLS
• 2021-07-19 Sold (Public Records) $899,000 Public Records
• 2021-07-19 Sold (MLS) $899,000 ARMLS
• 2021-06-07 Contingent — ARMLS
• 2021-05-18 Listed $899,000 ARMLS
• 2019-10-07 Sold (Public Records) $600,000 Public Records
• 2019-09-12 Pending — ARMLS
• 2019-07-31 Contingent — ARMLS
• 2019-07-07 Listed $649,000 ARMLS
• 2015-02-20 Sold (Public Records) $525,000 Public Records
• 2015-02-20 Sold (MLS) $525,000 ARMLS
• 2015-02-12 Pending — ARMLS
• 2015-01-07 Relisted — ARMLS
• 2015-01-06 Listed $550,000 ARMLS
• 2015-01-06 Listing Removed — ARMLS
• 2013-03-29 Listing Removed — ARMLS
• 2013-03-29 Sold (Public Records) $450,000 Public Records
• 2013-03-29 Sold (MLS) $450,000 ARMLS
• 2013-03-21 Listed $450,000 ARMLS
• 2013-03-21 Listing Removed — ARMLS
• 2009-12-31 Sold (Public Records) $8,249,053 Public Records

Property tax history

-1.5%/yr

Latest (2025): $1,809 · +1.9% YoY. Source: county tax records.