5834 N Scottsdale Rd · Scottsdale, AZ 85253

$640,000

2 bd · 2.0 ba · 1,184 sqft · Townhouse public records · 156 Days on market

Built 1972 400 sqft lot $541/sqft · 10% below area Est $712k · 10% under $286/mo HOA · 9% of rent

---

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 +12.1/15.0
• Appreciation +10.0/10.0
• Cash flow +4.8/30.0
• Schools +4.8/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to Villa Del Oro, one of Paradise Valley's gated communities, where convenience, charm, and effortless living come together beautifully. Ideally located near premier shopping, dining, and entertainment, this home is just minutes from everything including Old Town and within easy reach of some of the Valley's most scenic hiking trails. Lovingly maintained by its original owner, this gem offers a rare blend of pride of ownership and timeless appeal. The large private backyard patio is filled with sunshine and character, perfect for morning coffee or relaxed evenings outdoors. Tucked away in a quiet interior location, the home does NOT back to any roads or neighboring communities, offering exceptional privacy and tranquility. Even better, the property backs directly to the sparkling community pool and hot tub, with your own private gate providing effortless access. Enjoy the luxury of a resort-style pool just steps away, without the upkeep. With no stairs inside or out, this home is designed for easy, comfortable living in every stage of life. A truly special opportunity in an exceptional community! This is an absolute amazing price for this zip code!

Key facts

• Resort-style pool
• Exceptional privacy
• Private gate

Tags

• LARGE PRIVATE BACKYARD PATIO
• QUIET INTERIOR LOCATION
• EXCEPTIONAL PRIVACY
• SPARKLING COMMUNITY POOL
• PRIVATE GATE
• RESORT-STYLE POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $640k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $365k (42.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $316k (50.7% below list).
• Recommended offer: $316k (50.7% below list) — sets the bar for 1% rule.
• Cap rate 3.4% 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.
• Scottsdale Unified District (4240) (urban): math 53% / reading 55% proficiency, ranked #30 of 249 in AZ (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cheyenne Traditional School (math 78% / reading 75%, grade A, #24 of 1,109 statewide, top 2%, 880 students, 4% FRL); Mohave Middle School (math 45% / reading 48%, grade D+, #43 of 218 statewide, top 20%, 799 students, 31% FRL); Saguaro High School (math 37% / reading 41%, grade F, #78 of 381 statewide, top 20%, 1,466 students, 25% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: Rents rising fast (+8.6%/yr); 356 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).

Forward outlook

• In year one you build about $68k of equity ($4k loan paydown + $64k appreciation (10.0% 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 ~$110k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($563k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $640k implies a 1052% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $315,503 (50.7% 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 156 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.49% ✗
• Cap rate: 3.38%
• Cash-on-cash: -10.41%
• DSCR: 0.54
• GRM: 16.9

CMA / ARV

• ARV (median comp): $712,205
• List price: $640,000
• Delta: -10.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5752 N Scottsdale Rd	0.07mi	2/2.0	1,184 (0%)	5mo	$685,000	$579	92
5522 N 71st St	0.30mi	2/2.0	1,200 (+1%)	3mo	$670,000	$558	81
5538 N 71st St	0.28mi	2/2.0	1,200 (+1%)	6mo	$885,000	$738	80
6150 N Scottsdale Rd #52	0.35mi	2/2.0	1,056 (-11%)	3mo	$475,000	$450	63
6150 N Scottsdale Rd #9	0.35mi	2/2.5	1,040 (-12%)	2mo	$630,000	$606	60
6150 N Scottsdale Rd #36	0.35mi	2/2.5	1,359 (+15%)	5mo	$505,000	$372	53
5950 N 78th St #263	0.70mi	2/2.0	1,036 (-12%)	5mo	$430,000	$415	43
7675 E Mcdonald Dr #107	0.68mi	2/2.0	1,031 (-13%)	9mo	$435,000	$422	39
5950 N 78th St #102	0.70mi	2/2.0	1,036 (-12%)	10mo	$395,000	$381	38
5950 N 78th St #229	0.70mi	2/2.0	1,036 (-12%)	16mo	$360,000	$347	34
5950 N 78th St #236	0.70mi	2/2.0	1,036 (-12%)	21mo	$410,000	$396	29
5950 N 78th St #112	0.69mi	2/2.0	1,036 (-12%)	21mo	$440,000	$425	29

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

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.48×
• Total profit: $266,059
• Equity at exit: $576,563

10-year hold

• IRR: 17.6%
• Equity multiple: 6.04×
• Total profit: $902,287
• Equity at exit: $1,243,379

Cash invested: $179,200 (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 85253

• Home prices YoY: 4.2%
• Rents YoY: 8.6%
• Active inventory: 356
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $3,155 high
• Mortgage (P&I): −$3,356
• Tax from tax record: −$138 /mo · $1,654/yr
• Insurance: −$267
• HOA: −$286
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $-1,554

Break-even live

Break-even rent $5,122

Max offer price $365,432

Occupancy floor —

Sensitivity live

Price	-10% $-1,192	-5% $-1,373	+0% $-1,554	+5% $-1,735	+10% $-1,917
Rent	-10% $-1,804	-5% $-1,679	+0% $-1,554	+5% $-1,430	+10% $-1,305
Rate	-1.0pp $-1,232	-0.5pp $-1,391	base $-1,554	+0.5pp $-1,720	+1.0pp $-1,889

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: $160,000
• Closing costs: $19,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5804 N Scottsdale Rd Paradise Valley, AZ	2.0	2.0	1439	$5,500	$3.82	26d	1	0.05mi
7318 E Palo Verde Dr #12 Scottsdale, AZ	2.0	2.0	1489	$5,500	$3.69	46d	1	0.22mi
5519 N 71st Pl Paradise Valley, AZ	2.0	2.0	1200	$3,200	$2.67	26d	1	0.30mi
5526 N 71st St Paradise Valley, AZ	2.0	2.0	1221	$2,995	$2.45	4d	1	0.30mi
5514 N 71st St Paradise Valley, AZ	2.0	2.0	1200	$6,500	$5.42	46d	1	0.33mi
5950 N 78th St Scottsdale, AZ	2.0	2.0	1036	$2,725	$2.63	26d	2	0.70mi
5950 N 78th St #216 Scottsdale, AZ	2.0	2.0	1036	$3,500	$3.38	19d	1	0.71mi
7100 E Lincoln Dr Paradise Valley, AZ	2.0	1.0–2.0	878	$2,802	$3.19	0d	18	0.75mi
7748 E Valley View Rd Unit 1558659P Scottsdale, AZ	3.0	2.0	1356	$3,840	$2.83	1d	1	0.80mi
5998 N 78th St Scottsdale, AZ	2.0–3.0	2.0	1852	$2,200	$1.19	10d	2	0.82mi
5995 N 78th St Scottsdale, AZ	1.0–2.0	1.0–2.0	761	$4,800	$6.31	1d	10	0.86mi
5995 N 78th St Scottsdale, AZ	1.0–2.0	1.0–3.5	761	$4,000	$5.26	46d	8	0.86mi
7818 E Rovey Ave Scottsdale, AZ	3.0	2.0	1233	$3,250	$2.64	46d	1	0.87mi
7430 E Chaparral Rd Unit 125A Scottsdale, AZ	2.0	2.0	1000	$1,600	$1.60	26d	1	0.88mi
7333 E Chaparral Rd Unit 2 Scottsdale, AZ	2.0	2.0	1215	$2,274	$1.87	10d	1	0.89mi
7333 E Chaparral Rd Unit 1 Scottsdale, AZ	1.0	1.0	913	$1,799	$1.97	10d	1	0.89mi
7845 E Valley Vista Dr Scottsdale, AZ	3.0	2.0	1053	$2,450	$2.33	46d	1	0.89mi
6350 N 78th St #277 Scottsdale, AZ	3.0	2.0	1256	$2,295	$1.83	24d	1	0.90mi
7430 E Chaparral Rd Unit A2533 Scottsdale, AZ	2.0	2.0	1002	$1,750	$1.75	26d	1	0.90mi
7430 E Chaparral Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	862	$2,450	$2.84	5d	4	0.90mi
5100 N Miller Rd #10 Scottsdale, AZ	2.0	2.0	1178	$2,575	$2.19	46d	1	0.91mi
7950 E Starlight Way Scottsdale, AZ	2.0	2.0	1340	$2,100	$1.57	3d	3	0.91mi
6466 N 77th Pl Scottsdale, AZ	3.0	2.0	1256	$4,200	$3.34	46d	1	0.92mi
7634 E Medlock Dr Scottsdale, AZ	2.0	2.0	1274	$3,500	$2.75	46d	1	0.93mi
6014 N 79th St Scottsdale, AZ	2.0	1.5	976	$2,000	$2.05	46d	1	0.93mi
5995 N 78th St Unit 1545827P Scottsdale, AZ	2.0	2.0	1097	$1,998	$1.82	16d	1	0.93mi
7333 E Chaparral Rd Scottsdale, AZ	1.0	1.0	913	$1,799	$1.97	13d	1	0.93mi
7333 E Chaparral Rd Scottsdale, AZ	3.0	2.0	1363	$2,599	$1.91	46d	1	0.93mi
7333 E Chaparral Rd Scottsdale, AZ	2.0–3.0	2.0	1289	$2,274	$1.76	7d	5	0.93mi
7333 E Chaparral Rd Scottsdale, AZ	2.0	2.0	1215	$2,274	$1.87	15d	1	0.93mi
7810 E Keim Dr Scottsdale, AZ	2.0	1.5	1053	$2,295	$2.18	10d	1	0.94mi
7436 E Chaparral Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	790	$4,750	$6.01	5d	6	0.94mi
7436 E Chaparral Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	790	$4,750	$6.01	20d	3	0.94mi
7414 E Northland Dr Scottsdale, AZ	2.0	3.0	1253	$2,000	$1.60	26d	1	0.94mi
7414 E Northland Dr Unit A106 Scottsdale, AZ	2.0	2.5	1253	$2,000	$1.60	26d	1	0.94mi
5100 N Miller Rd Scottsdale, AZ	2.0	2.0–2.5	1377	$2,325	$1.69	1d	2	0.95mi
6459 N 77th Way Scottsdale, AZ	2.0	2.0	1070	$2,795	$2.61	46d	1	0.96mi
6249 N 78th St Scottsdale, AZ	2.0–3.0	2.0–3.0	1696	$2,995	$1.77	46d	2	0.97mi
4924 N Woodmere Fairway Unit 2 Scottsdale, AZ	2.0	1.0	850	$2,750	$3.24	46d	1	0.97mi
7401 E Northland Dr #4 Scottsdale, AZ	3.0	2.0	1138	$3,500	$3.08	1d	1	0.97mi

HOA detail

• Monthly dues: $286 · $3,432/yr
• Likely covers: poolsecurity

Listing history 17 events

1. 2026-06-21
   days on market $640,000 Active 156 DOM
2. 2026-06-18
   days on market $640,000 Active 153 DOM
3. 2026-06-17
   days on market $640,000 Active 152 DOM
4. 2026-06-16
   days on market $640,000 Active 151 DOM
5. 2026-06-15
   days on market $640,000 Active 150 DOM
6. 2026-06-13
   days on market $640,000 Active 148 DOM
7. 2026-06-09
   days on market $640,000 Active 144 DOM
8. 2026-06-08
   days on market $640,000 Active 143 DOM
9. 2026-06-07
   days on market $640,000 Active 142 DOM
10. 2026-06-04
    days on market $640,000 Active 139 DOM
11. 2026-06-03
    days on market $640,000 Active 138 DOM
12. 2026-06-02
    days on market $640,000 Active 137 DOM
13. 2026-06-01
    days on market $640,000 Active 136 DOM
14. 2026-05-31
    days on market $640,000 Active 135 DOM
15. 2026-04-13
    price $640,000 1176-char remark

    Show marketing remark (1176 chars)

    Welcome to Villa Del Oro, one of Paradise Valley's gated communities, where convenience, charm, and effortless living come together beautifully. Ideally located near premier shopping, dining, and entertainment, this home is just minutes from everything including Old Town and within easy reach of some of the Valley's most scenic hiking trails. Lovingly maintained by its original owner, this gem offers a rare blend of pride of ownership and timeless appeal. The large private backyard patio is filled with sunshine and character, perfect for morning coffee or relaxed evenings outdoors. Tucked away in a quiet interior location, the home does NOT back to any roads or neighboring communities, offering exceptional privacy and tranquility. Even better, the property backs directly to the sparkling community pool and hot tub, with your own private gate providing effortless access. Enjoy the luxury of a resort-style pool just steps away, without the upkeep. With no stairs inside or out, this home is designed for easy, comfortable living in every stage of life. A truly special opportunity in an exceptional community! This is an absolute amazing price for this zip code!

16. 2026-01-13
    listed $669,000 Active 1176-char remark

    Show marketing remark (1176 chars)

    Welcome to Villa Del Oro, one of Paradise Valley's gated communities, where convenience, charm, and effortless living come together beautifully. Ideally located near premier shopping, dining, and entertainment, this home is just minutes from everything including Old Town and within easy reach of some of the Valley's most scenic hiking trails. Lovingly maintained by its original owner, this gem offers a rare blend of pride of ownership and timeless appeal. The large private backyard patio is filled with sunshine and character, perfect for morning coffee or relaxed evenings outdoors. Tucked away in a quiet interior location, the home does NOT back to any roads or neighboring communities, offering exceptional privacy and tranquility. Even better, the property backs directly to the sparkling community pool and hot tub, with your own private gate providing effortless access. Enjoy the luxury of a resort-style pool just steps away, without the upkeep. With no stairs inside or out, this home is designed for easy, comfortable living in every stage of life. A truly special opportunity in an exceptional community! This is an absolute amazing price for this zip code!

17. 1972-11-30
    soldstatus $55,571

ⓘ 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: $1,654 · $138/mo
• Projected year-2 tax: $4,224 · $352/mo
• Expected delta: +$2,570/yr (+$214/mo · 155.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,860
• − Mortgage interest: −$35,850
• − Property taxes: −$1,654
• − Insurance: −$3,200
• − Repairs & maintenance: −$3,029
• − Management: −$3,029
• − HOA: −$3,432
• − Depreciation: −$18,618
• Taxable loss: −$30,952
• Est. tax savings @ 24.0%: +$7,428
• After-tax cash flow: $-11,223/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Scottsdale Unified District (4240)
• NCES district ID: 0407570
• Math proficiency: 53% ▼ -10.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $70,139
• Composite: 48.02/100
• National rank: #2196
• State rank: #30 of 249 in AZ

Livability — Scottsdale

• Score: 80/100
• State rank: #4
• US rank: #1756

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottsdale, AZ
• County: Maricopa County · 4,537,380 people
• City population: 290,846
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 17,904
• Household income: $184,979
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 298.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 9% Asian 5% Pacific Islander 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 4% Romanian 3% Slovak 3%
• Foreign-born: 15% · Canada, China
• Languages at home: 85% English-only · Spanish 5% Other Indo-European 4% Other Asian/Pacific 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: ▲ 16.95%
• Current HPI: 416.0855
• Rent YoY: ▲ 8.63%
• 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

+1051.7% since first listed

3 events — show timeline

• 2026-04-13 Price Changed $640,000 ARMLS
• 2026-01-13 Listed $669,000 ARMLS
• 1972-11-30 Sold (Public Records) $55,571 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,654 · +4.4% YoY. Source: county tax records.