8195 E Sierra Pinta Dr · Scottsdale, AZ 85255

$1,059,000

3 bd · 3.0 ba · 2,253 sqft · SingleFamily public records · 36 Days on market

Built 1996 6,474 sqft lot $470/sqft · 6% below area Est $1127k · 6% under $409/mo HOA · 6% 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 +10.2/15.0
• Appreciation +7.8/10.0
• Cash flow +6.9/30.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +1.1/10.0

Listing remarks

Set within the highly sought-after Talon community of Grayhawk, this exceptional residence at 8195 E Sierra Pinta Dr presents a rare opportunity to experience refined Scottsdale living at its finest. Thoughtfully designed with both comfort and elegance in mind, this 3-bedroom, 3-bathroom home offers a spacious and highly functional floor plan, ideal for both everyday living and effortless entertaining. Upon entry, you are welcomed by a warm and sophisticated interior showcasing a curated blend of rich hardwood flooring, elegant porcelain tile, and plush carpeting in all the right places. The inviting great room is anchored by a cozy gas fireplace, creating the perfect ambiance for relaxing

Key facts

• Cozy gas fireplace
• Corian countertops
• Chef's kitchen

Tags

• COZY GAS FIREPLACE
• CHEF'S KITCHEN
• 42-INCH RAISED PANEL CABINETRY
• CORIAN COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• EXPANSIVE PRIMARY SUITE

Property features AI

Finance

• Other: Directions provided to property
• HOA & community: Homeowners association with quarterly fee (association covers maintenance of grounds); Community amenities: pool, community spa (heated), golf, gated community, tennis courts, playground, biking/walking paths

Exterior

• Parking: Covered parking for 2; 2-car garage with garage door opener and attached garage cabinets
• Security: Fire sprinkler system; Security guard; Guarded entry
• Utilities: City water; Public sewer
• Home design: Fee simple ownership; Single-family residence
• Construction: Stucco and wood frame construction; Tile roof
• Exterior features: Stucco and painted wood-frame exterior; Tile roof; Private yard; Private street(s); Playground; Sport court(s) and tennis court(s); Built-in barbecue; Misting system; Sprinklers front and rear with auto timers; Desert front and back landscaping; Adjacent to wash; Block and wrought iron fencing; Mountain view

Interior

• Kitchen: Built-in microwave; Kitchen island; Non-laminate counters; Multiple ovens; Pantry / walk-in pantry; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: Two master bedrooms; Up to 4 bedrooms possible
• Flooring: Carpet; Tile; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Has heating and cooling; Multi-zone system
• Interior features: High-speed internet; Double vanity in bathrooms; Eat-in kitchen; 9+ foot flat ceilings; No interior steps; Kitchen island; Pantry and walk-in pantry; Two master bathrooms; Full bath in master bedroom; Separate shower and tub; Dual-pane windows; Multi-zone energy-efficient system; Exterior gas fireplace in family room (has fireplace); Carpet, tile and wood flooring
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $1.06M.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• To cash-flow at today's rent, offer at most $751k (29.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $657k (37.9% below list).
• Recommended offer: $657k (37.9% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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.
• Paradise Valley Unified District (4241) (urban): math 39% / reading 46% proficiency, ranked #56 of 249 in AZ (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Grayhawk Elementary School (math 62% / reading 67%, grade B, #104 of 1,109 statewide, top 10%, 358 students, 7% FRL); Mountain Trail Middle School (math 33% / reading 41%, grade F, #57 of 218 statewide, top 27%, 680 students, 24% FRL); Pinnacle High School (math 49% / reading 54%, grade D+, #35 of 381 statewide, top 9%, 2,479 students, 8% FRL) — zoned schools average 13% FRL vs 29% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.4%/yr); 720 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $6,571/mo this rent would consume 56% of the median local household income ($141k/yr) (locally 1034% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $67k of equity ($7k loan paydown + $60k appreciation (5.6% 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 ~$107k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($1.03M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $657,118 (37.9% 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 36 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.62% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.56%
• DSCR: 0.71
• GRM: 13.4

CMA / ARV

• ARV (median comp): $1,126,661
• List price: $1,059,000
• Delta: -6.01%
• 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
8179 E Sierra Pinta Dr	0.02mi	3/3.0	2,253 (0%)	5mo	$1,150,000	$510	94
8248 E Chino Dr	0.03mi	3/3.0	2,290 (+2%)	8mo	$1,255,000	$548	89
8218 E Mountain Spring Rd	0.18mi	2/2.5 (-1)	2,243 (-0%)	2mo	$861,000	$384	82
8262 E Gilded Perch Dr	0.23mi	3/2.0	2,306 (+2%)	9mo	$1,237,500	$537	74
19712 N 84th St	0.29mi	3/2.5	2,423 (+8%)	1mo	$1,885,000	$778	71
8464 E Gilded Perch Dr	0.35mi	3/3.0	2,431 (+8%)	2mo	$1,140,000	$469	69
8258 E Mountain Spring Rd	0.18mi	3/3.0	2,520 (+12%)	5mo	$1,000,000	$397	68
19838 N 84th St	0.25mi	3/3.0	2,549 (+13%)	0mo	$1,745,000	$685	66
20683 N 79th Way	0.51mi	2/2.5 (-1)	2,242 (-0%)	3mo	$1,130,000	$504	66
8209 E Hoverland Rd	0.37mi	3/2.0	2,418 (+7%)	6mo	$1,047,500	$433	62
19478 N 84th St	0.44mi	3/3.0	2,544 (+13%)	4mo	$1,250,000	$491	55
7804 E Tailspin Ln	0.58mi	4/2.5 (+1)	2,441 (+8%)	7mo	$970,000	$397	46

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

Projected returns pro-forma

5.64% appreciation · 4.42% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.61×
• Total profit: $181,468
• Equity at exit: $641,601

10-year hold

• IRR: 11.0%
• Equity multiple: 3.18×
• Total profit: $647,406
• Equity at exit: $1,143,236

Cash invested: $296,520 (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 85255

• Home prices YoY: 1.7%
• Rents YoY: 4.4%
• Active inventory: 720
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $6,571 high
• Mortgage (P&I): −$5,554
• Tax from tax record: −$408 /mo · $4,894/yr
• Insurance: −$441
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$409
• Vacancy / Maint / Mgmt: −$1,380
• Net cashflow: $-1,743

Break-even live

Break-even rent $8,777

Max offer price $751,150

Occupancy floor —

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: $264,750
• Closing costs: $31,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8182 E Sierra Pinta Dr Scottsdale, AZ	3.0	3.0	2476	$3,950	$1.60	44d	1	0.04mi
8136 E Beardsley Rd Scottsdale, AZ	2.0	2.5	2244	$5,950	$2.65	43d	1	0.09mi
8184 E Beardsley Rd Scottsdale, AZ	2.0	2.5	2244	$8,500	$3.79	43d	1	0.10mi
19838 N 84th St Scottsdale, AZ	3.0	3.0	2549	$12,000	$4.71	13d	1	0.24mi
8227 E Angel Spirit Dr Scottsdale, AZ	3.0	2.0	2366	$4,000	$1.69	43d	1	0.26mi
8224 E Angel Spirit Dr Scottsdale, AZ	3.0	2.0	2306	$9,500	$4.12	3d	1	0.29mi
8228 E Mohawk Ln Scottsdale, AZ	2.0	2.0	2306	$8,500	$3.69	43d	1	0.35mi
20802 N Grayhawk Dr Scottsdale, AZ	2.0–3.0	2.5	2295	$6,000	$2.61	1d	2	0.50mi
20802 N Grayhawk Dr Scottsdale, AZ	2.0–3.0	2.5	2030	$8,000	$3.94	43d	4	0.50mi
19550 N Grayhawk Dr Scottsdale, AZ	2.0–3.0	2.0–3.5	1814	$7,150	$3.94	43d	4	0.52mi
20394 N 78th St Scottsdale, AZ	4.0	2.5	2441	$8,500	$3.48	43d	1	0.57mi
20458 N 78th Way Scottsdale, AZ	4.0	2.0	1834	$4,500	$2.45	24d	1	0.57mi
7743 E Nestling Way Scottsdale, AZ	4.0	2.5	2440	$9,000	$3.69	43d	1	0.61mi
7746 E Nestling Way Scottsdale, AZ	4.0	2.5	2575	$3,995	$1.55	43d	1	0.62mi
7798 E Buteo Dr Scottsdale, AZ	4.0	2.5	2575	$4,600	$1.79	5d	1	0.62mi
19475 N Grayhawk Dr Scottsdale, AZ	2.0–4.0	2.0–3.5	2155	$5,598	$2.60	43d	5	0.63mi
7729 E Tailspin Ln Scottsdale, AZ	3.0	2.0	1634	$3,400	$2.08	7d	1	0.63mi
20121 N 76th St #2043 Scottsdale, AZ	2.0	2.0	1854	$3,550	$1.91	43d	1	0.65mi
7940 E Quill Ln Scottsdale, AZ	4.0	3.5	3127	$15,000	$4.80	43d	1	0.68mi
7789 E Journey Ln Scottsdale, AZ	3.0	2.0	1634	$4,700	$2.88	43d	1	0.69mi
7917 E Thunderhawk Rd Scottsdale, AZ	4.0	3.0	2839	$7,500	$2.64	43d	1	0.70mi
7953 E Thunderhawk Rd Scottsdale, AZ	3.0	3.5	2715	$11,500	$4.24	43d	1	0.71mi
7725 E Journey Ln Scottsdale, AZ	3.0	2.0	1882	$4,250	$2.26	5d	1	0.72mi
20750 N 87th St Scottsdale, AZ	2.0–3.0	2.0–3.0	1930	$7,500	$3.89	21d	9	0.76mi
20750 N 87th St Scottsdale, AZ	2.0–3.0	2.0–3.0	1930	$7,500	$3.89	24d	8	0.76mi
19700 N 76th St Scottsdale, AZ	2.0–3.0	2.0	1633	$6,500	$3.98	43d	7	0.80mi
19700 N 76th St Scottsdale, AZ	2.0–3.0	2.0	1633	$6,500	$3.98	4d	14	0.80mi
7689 E Quill Ln Scottsdale, AZ	3.0	3.0	2319	$8,000	$3.45	43d	1	0.82mi
8891 E Mountain Spring Rd Scottsdale, AZ	2.0	2.5	2431	$5,500	$2.26	4d	1	0.84mi
7711 E Thunderhawk Rd Scottsdale, AZ	4.0	3.0	2538	$3,895	$1.53	14d	1	0.85mi
7670 E Quill Ln Scottsdale, AZ	3.0	2.0	2650	$4,200	$1.58	21d	1	0.86mi
8882 E Flathorn Dr Scottsdale, AZ	3.0	3.0	2390	$8,000	$3.35	43d	1	0.88mi
8890 E Flathorn Dr Scottsdale, AZ	2.0	3.0	2431	$8,000	$3.29	21d	1	0.89mi
19330 N 88th Way Scottsdale, AZ	4.0	2.5	2583	$6,295	$2.44	12d	1	0.93mi
19700 N 76th St Unit 1546077P Scottsdale, AZ	2.0	2.0	1722	$3,226	$1.87	14d	1	0.93mi
20704 N 90th Pl Scottsdale, AZ	2.0–3.0	2.0–3.5	1849	$15,000	$8.11	7d	4	1.05mi
9270 E Thompson Peak Pkwy Scottsdale, AZ	3.0	3.0	2165	$8,750	$4.04	43d	2	1.13mi
19355 N 73rd Way Unit E-2015 Scottsdale, AZ	3.0	3.0	2396	$8,500	$3.55	43d	1	1.19mi
20801 N 90th Pl Unit 01 Scottsdale, AZ	3.0	2.0	1576	$6,450	$4.09	43d	1	1.21mi
20801 N 90th Pl Scottsdale, AZ	2.0–3.0	2.0	1437	$6,450	$4.49	1d	4	1.21mi

HOA detail

• Monthly dues: $409 · $4,908/yr
• Likely covers: gas

Listing history 20 events

1. 2026-06-18
   days on market $1,059,000 Active 36 DOM
2. 2026-06-17
   days on market $1,059,000 Active 35 DOM
3. 2026-06-16
   days on market $1,059,000 Active 34 DOM
4. 2026-06-15
   days on market $1,059,000 Active 33 DOM
5. 2026-06-13
   days on market $1,059,000 Active 31 DOM
6. 2026-06-13
   days on market $1,059,000 Active 30 DOM
7. 2026-06-09
   days on market $1,059,000 Active 27 DOM
8. 2026-06-08
   days on market $1,059,000 Active 26 DOM
9. 2026-06-07
   days on market $1,059,000 Active 25 DOM
10. 2026-06-04
    days on market $1,059,000 Active 22 DOM
11. 2026-06-03
    days on market $1,059,000 Active 21 DOM
12. 2026-06-02
    days on market $1,059,000 Active 20 DOM
13. 2026-06-01
    days on market $1,059,000 Active 19 DOM
14. 2026-05-31
    days on market $1,059,000 Active 18 DOM
15. 2026-04-28
    listed $1,059,000 Active 2265-char remark
16. 2025-07-01
    historical $4,300
17. 2024-06-12
    listed $4,300
18. 2022-10-07
    historical
19. 2022-08-09
    price $999,999
20. 2022-05-27
    listed $1,059,000 Active

ⓘ 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: $4,894 · $408/mo
• Projected year-2 tax: $6,989 · $582/mo
• Expected delta: +$2,095/yr (+$175/mo · 42.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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: $78,854
• − Mortgage interest: −$59,320
• − Property taxes: −$4,894
• − Insurance: −$6,762
• − Repairs & maintenance: −$6,308
• − Management: −$6,308
• − HOA: −$4,908
• − Depreciation: −$30,807
• Taxable loss: −$40,455
• Est. tax savings @ 24.0%: +$9,709
• After-tax cash flow: $-11,203/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: Paradise Valley Unified District (4241)
• NCES district ID: 0405930
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $64,106
• Composite: 37.89/100
• National rank: #4316
• State rank: #56 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): 45,346
• Household income: $140,616
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 1034.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 6% Asian 4% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Slovak 3% Italian 2%
• Foreign-born: 11% · Canada, South Korea, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% 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: ▲ 5.64%
• Current HPI: 330.9931
• Rent YoY: ▲ 4.42%
• 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

+0.0% since first listed

6 events — show timeline

• 2026-04-28 Listed $1,059,000 ARMLS
• 2025-07-01 Rental Removed $4,300 ARMLS
• 2024-06-12 Listed for Rent $4,300 ARMLS
• 2022-10-07 Listing Removed — ARMLS
• 2022-08-09 Price Changed $999,999 ARMLS
• 2022-05-27 Listed $1,059,000 ARMLS

Property tax history

+2.7%/yr

Latest (2025): $4,894 · +2.2% YoY. Source: county tax records.