6101 E Sienna Bouquet Pl · Phoenix, AZ 85331

$1,050,000

3 bd · 4.0 ba · 3,036 sqft · SingleFamily public records · 40 Days on market

Built 2014 10,875 sqft lot $346/sqft · 13% below area Est $1213k · 13% under $136/mo HOA · 2% of rent ↓ 12% since listing

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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 +13.5/15.0
• Cash flow +9.1/30.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Live in style, surrounded by privacy, space, and elegance - this is the luxury you deserve! Boasting 3,036 sqft of beautifully designed living space on an expansive 10,875 sqft lot, this 3-bed, 3-bath home combines elegance with everyday functionality. Office could be used as a 4th bedroom. From the moment you step inside, you're welcomed by a bright, airy interior filled with natural light streaming through large glass windows - perfectly framing picturesque views of the meticulously landscaped surroundings. The kitchen features granite countertops, rich oak cabinetry, a center island, pantry, and breakfast bar, along with a formal dining area. The primary suite offers a spacious walk-in closet and a luxurious full bath featuring a separate soaking tub and walk-in shower. Throughout the home, a sophisticated blend of carpet, laminate, and tile flooring enhances both comfort and design. Step outside to a truly mesmerizing backyard oasis - professionally landscaped front and back, with a large covered patio overlooking a sparkling pool set at the heart of a beautifully designed yard. It's the perfect setting for relaxing, entertaining, or simply enjoying the serene, scenic views. With a 3-car garage plus additional 3-car slab parking, this home offers both convenience and ample space for all your needs.

Key facts

• Rich oak cabinetry
• Walk-in closet
• Formal dining area

Tags

• GRANITE COUNTERTOPS
• RICH OAK CABINETRY
• CENTER ISLAND
• BREAKFAST BAR
• FORMAL DINING AREA
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $-813 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $906k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $699k (33.4% below list).
• Recommended offer: $699k (33.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.3% in Phoenix — 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 75/100 on livability (#16 in AZ, #3,924 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: health & safety C-, crime 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: Lone Mountain Elementary School (math 63% / reading 65%, grade B, #115 of 1,109 statewide, top 11%, 423 students, 8% 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 7% FRL track the district average.
• Market conditions: 396 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $6,994/mo this rent would consume 65% of the median local household income ($129k/yr) (locally 169% 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 $7k of loan paydown is wiped out by about $32k 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 40 days — a 3% lower offer ($1.02M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $699,365 (33.4% 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 40 days. Have you received any prior offers? Is the seller open to a 33% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.67% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.32%
• DSCR: 0.85
• GRM: 12.5

CMA / ARV

• ARV (median comp): $1,212,909
• List price: $1,050,000
• Delta: -13.43%
• 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
6110 E Bramble Berry Ln	0.08mi	4/3.0 (+1)	3,036 (0%)	4mo	$1,375,000	$453	84
6114 E Bramble Berry Ln	0.08mi	4/3.0 (+1)	2,945 (-3%)	3mo	$1,200,000	$407	79
32654 N 58th St	0.40mi	4/3.5 (+1)	3,044 (+0%)	5mo	$1,050,000	$345	70
6315 E Lonesome Trl	0.34mi	4/3.0 (+1)	2,861 (-6%)	3mo	$1,310,000	$458	63
5813 E Ashler Hills Dr	0.52mi	3/3.0	2,898 (-4%)	2mo	$950,000	$328	62
6466 E Evening Glow Dr	0.71mi	3/2.5	3,009 (-1%)	1mo	$1,625,000	$540	58
31710 N 61st Pl	0.67mi	3/3.5	3,216 (+6%)	1mo	$1,505,000	$468	56
31854 N 61st Pl	0.59mi	3/2.5	3,216 (+6%)	2mo	$1,500,000	$466	54
6335 E Marioca Cir	0.50mi	3/2.5	2,750 (-9%)	2mo	$1,200,000	$436	53
6038 E Long Shadow Trl	0.42mi	4/2.5 (+1)	2,679 (-12%)	1mo	$1,200,000	$448	49
6013 E Westland Dr	0.55mi	4/3.0 (+1)	2,679 (-12%)	3mo	$1,005,000	$375	44
33400 N 56th St	0.74mi	3/2.5	2,616 (-14%)	2mo	$1,160,000	$443	35

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: -21.9%
• Equity multiple: 0.24×
• Total profit: $-222,388
• Equity at exit: $156,558

10-year hold

• IRR: -15.9%
• Equity multiple: 0.11×
• Total profit: $-262,195
• Equity at exit: $90,785

Cash invested: $294,000 (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 85331

• Home prices YoY: -29.8%
• Active inventory: 396
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $6,994 high
• Mortgage (P&I): −$5,506
• Tax from tax record: −$258 /mo · $3,099/yr
• Insurance: −$438
• HOA: −$136
• Vacancy / Maint / Mgmt: −$1,469
• Net cashflow: $-813

Break-even live

Break-even rent $8,023

Max offer price $906,371

Occupancy floor —

Sensitivity live

Price	-10% $-219	-5% $-516	+0% $-813	+5% $-1,110	+10% $-1,407
Rent	-10% $-1,366	-5% $-1,089	+0% $-813	+5% $-537	+10% $-261
Rate	-1.0pp $-284	-0.5pp $-546	base $-813	+0.5pp $-1,085	+1.0pp $-1,362

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: $262,500
• Closing costs: $31,500
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5940 E Bramble Berry Ln Cave Creek, AZ	3.0	2.0	2168	$7,000	$3.23	45d	1	0.15mi
6237 E Bramble Berry Ln Cave Creek, AZ	3.0	3.0	3036	$11,500	$3.79	45d	1	0.24mi
5805 E Jake Hvn Cave Creek, AZ	3.0	2.0	2182	$3,395	$1.56	26d	1	0.38mi
6540 E Maria Dr Cave Creek, AZ	3.0	2.5	2521	$6,500	$2.58	45d	1	0.56mi
5907 E Calle de las Estrellas Cave Creek, AZ	4.0	3.5	3468	$12,000	$3.46	45d	1	0.62mi
5936 E Night Glow Cir Scottsdale, AZ	3.0	2.5	2601	$10,000	$3.84	45d	1	0.75mi
34151 N 60th Pl Scottsdale, AZ	3.0	2.5	2504	$6,000	$2.40	26d	1	0.84mi
6193 E Brilliant Sky Dr Scottsdale, AZ	3.0	2.5	2329	$6,000	$2.58	45d	1	0.87mi
6332 E Dusty Coyote Cir Scottsdale, AZ	4.0	3.5	3791	$10,000	$2.64	26d	1	0.89mi
34327 N 61st Pl Scottsdale, AZ	4.0	4.5	3326	$9,000	$2.71	45d	1	0.93mi
6703 E Calle de Las Estrellas Rd Unit 1 Cave Creek, AZ	3.0	2.0	2400	$3,600	$1.50	26d	1	0.95mi
6703 E Calle de Las Estrellas Rd Unit 1 Cave Creek, AZ	3.0	2.0	2400	$3,600	$1.50	23d	1	0.95mi
32472 N 68th Pl Scottsdale, AZ	3.0	2.5	2360	$6,000	$2.54	26d	1	0.98mi
6469 E Amber Sun Dr Scottsdale, AZ	4.0	4.5	2903	$10,500	$3.62	26d	1	1.03mi
6894 E Thirsty Cactus Ln Scottsdale, AZ	3.0	2.5	2358	$5,750	$2.44	45d	1	1.03mi
6280 E Amber Sun Dr Scottsdale, AZ	3.0	2.5	2774	$6,500	$2.34	26d	1	1.03mi
34061 N 67th St Scottsdale, AZ	3.0	2.0	2393	$7,000	$2.93	45d	1	1.15mi
7020 E Mighty Saguaro Way Scottsdale, AZ	3.0	2.5	2415	$8,000	$3.31	45d	1	1.17mi
6751 E Amber Sun Dr Scottsdale, AZ	2.0	2.5	2386	$7,500	$3.14	45d	1	1.25mi
6445 E Wildcat Dr Cave Creek, AZ	3.0	2.0	2849	$2,995	$1.05	1d	1	1.26mi
7132 E Thirsty Cactus Ln Scottsdale, AZ	3.0	2.5	2358	$6,000	$2.54	45d	1	1.29mi
5824 E Montgomery Rd Cave Creek, AZ	3.0	2.0	2310	$4,900	$2.12	45d	1	1.32mi
6884 E Amber Sun Dr Scottsdale, AZ	3.0	2.5	2547	$9,500	$3.73	45d	1	1.37mi
33690 N 71st Way Scottsdale, AZ	3.0	3.0	2293	$8,000	$3.49	45d	1	1.43mi
7155 E Night Glow Cir Scottsdale, AZ	3.0	3.0	2161	$6,000	$2.78	45d	1	1.48mi
7149 E Night Glow Cir Scottsdale, AZ	3.0	3.0	2254	$5,500	$2.44	45d	1	1.48mi

HOA detail

• Monthly dues: $136 · $1,632/yr
• Likely covers: pool

Listing history 2 events

1. 2026-04-28
   price $1,050,000 1323-char remark

   Show marketing remark (1323 chars)

   Live in style, surrounded by privacy, space, and elegance - this is the luxury you deserve! Boasting 3,036 sqft of beautifully designed living space on an expansive 10,875 sqft lot, this 3-bed, 3-bath home combines elegance with everyday functionality. Office could be used as a 4th bedroom. From the moment you step inside, you're welcomed by a bright, airy interior filled with natural light streaming through large glass windows - perfectly framing picturesque views of the meticulously landscaped surroundings. The kitchen features granite countertops, rich oak cabinetry, a center island, pantry, and breakfast bar, along with a formal dining area. The primary suite offers a spacious walk-in closet and a luxurious full bath featuring a separate soaking tub and walk-in shower. Throughout the home, a sophisticated blend of carpet, laminate, and tile flooring enhances both comfort and design. Step outside to a truly mesmerizing backyard oasis - professionally landscaped front and back, with a large covered patio overlooking a sparkling pool set at the heart of a beautifully designed yard. It's the perfect setting for relaxing, entertaining, or simply enjoying the serene, scenic views. With a 3-car garage plus additional 3-car slab parking, this home offers both convenience and ample space for all your needs.

2. 2026-04-10
   listed $1,200,000 Active 1323-char remark

   Show marketing remark (1323 chars)

   Live in style, surrounded by privacy, space, and elegance - this is the luxury you deserve! Boasting 3,036 sqft of beautifully designed living space on an expansive 10,875 sqft lot, this 3-bed, 3-bath home combines elegance with everyday functionality. Office could be used as a 4th bedroom. From the moment you step inside, you're welcomed by a bright, airy interior filled with natural light streaming through large glass windows - perfectly framing picturesque views of the meticulously landscaped surroundings. The kitchen features granite countertops, rich oak cabinetry, a center island, pantry, and breakfast bar, along with a formal dining area. The primary suite offers a spacious walk-in closet and a luxurious full bath featuring a separate soaking tub and walk-in shower. Throughout the home, a sophisticated blend of carpet, laminate, and tile flooring enhances both comfort and design. Step outside to a truly mesmerizing backyard oasis - professionally landscaped front and back, with a large covered patio overlooking a sparkling pool set at the heart of a beautifully designed yard. It's the perfect setting for relaxing, entertaining, or simply enjoying the serene, scenic views. With a 3-car garage plus additional 3-car slab parking, this home offers both convenience and ample space for all your needs.

ⓘ 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: $3,099 · $258/mo
• Projected year-2 tax: $6,930 · $578/mo
• Expected delta: +$3,831/yr (+$319/mo · 123.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 52% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $83,924
• − Mortgage interest: −$58,816
• − Property taxes: −$3,099
• − Insurance: −$5,250
• − Repairs & maintenance: −$6,714
• − Management: −$6,714
• − HOA: −$1,632
• − Depreciation: −$30,545
• Taxable loss: −$28,846
• Est. tax savings @ 24.0%: +$6,923
• After-tax cash flow: $-2,833/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 — Phoenix

• Score: 75/100
• State rank: #16
• US rank: #3924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phoenix, AZ
• County: Maricopa County · 4,537,380 people
• City population: 1,500,198
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 31,968
• Household income: $129,083
• Rent vs Own: 7.4% rent · 92.6% own
• Severe rent burden: 169.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 5% Italian 4% Portuguese 4%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -134.66%
• Current HPI: 316.6855
• 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

-12.5% since first listed

2 events — show timeline

• 2026-04-28 Price Changed $1,050,000 ARMLS
• 2026-04-10 Listed $1,200,000 ARMLS

Property tax history

+13.1%/yr

Latest (2025): $3,099 · +2.8% YoY. Source: county tax records.