15095 N Thompson Peak Pkwy #1084 · Scottsdale, AZ 85260

$335,000

2 bd · 2.0 ba · 924 sqft · Condo public records · 66 Days on market

Built 1995 $363/sqft · at area comps Est $352k · at est. $330/mo HOA · 13% 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 +9.7/15.0
• Cash flow +8.4/30.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a beautifully appointed 2-bedroom, 1-bath ground-floor condo in the heart of Scottsdale, where comfort, style, and convenience come together effortlessly. Whether you're searching for a personal getaway or a smart investment opportunity, this unit offers the flexibility for use as a short-term rental. Inside, you'll find an inviting open layout with elegant wood-look flooring and expansive windows that fill the space with natural light. The modern kitchen flows seamlessly into the living area, creating an ideal setting for entertaining or relaxing evenings at home. Step outside your door and enjoy a suite of resort-style amenities designed for everyday enjoyment. Unwind in the heated pools and spas, perfect year-round, or gather with friends at the clubhouse and outdoor BBQ areas. Located in one of Scottsdale's most desirable areas, this condo places you close to everything. Walk or bike to nearby shops and restaurants, or take a short drive to premier destinations like Scottsdale Quarter and Kierland Commons for upscale dining and retail. Outdoor enthusiasts will appreciate easy access to the scenic trails of the McDowell Sonoran Preserve, while golf lovers can enjoy world-class courses like TPC Scottsdale, home of the Phoenix Open. Adding even more value, the HOA covers major expenses including the roof, water, sewer, garbage, cable, and internet--leaving you with just an electric bill to manage. To make this opportunity even more appealing, all furnishings are available for purchase, offering a true turnkey experience and making it easy to move in or start generating rental income right away. Experience the best of Scottsdale living in this exceptional condo that blends lifestyle, location, and opportunity.

Key facts

• Wood-look flooring
• Heated pools
• Expansive windows

Tags

• GROUND-FLOOR CONDO
• OPEN LAYOUT
• WOOD-LOOK FLOORING
• EXPANSIVE WINDOWS
• MODERN KITCHEN
• HEATED POOLS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $335k.

Deal economics

• At list price, monthly cash flow is $-302 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (24.4% below list).
• Recommended offer: $253k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• Market conditions: Rents rising (+2.0%/yr); 316 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 31% of the median local income ($97k/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 $2k of loan paydown is wiped out by about $10k 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 66 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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.
• Current owner paid $186k; list at $335k implies a 80% 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 $253,121 (24.4% 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 66 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.76% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.86%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (median comp): $351,811
• List price: $335,000
• Delta: -4.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.19×
• Total profit: $-75,985
• Equity at exit: $49,950

10-year hold

• IRR: -21.9%
• Equity multiple: -0.08×
• Total profit: $-100,855
• Equity at exit: $28,965

Cash invested: $93,800 (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 85260

• Rents YoY: 2.0%
• Active inventory: 316
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,531 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$140
• HOA: −$330
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-302

Break-even live

Break-even rent $2,913

Max offer price $281,653

Occupancy floor —

Sensitivity live

Price	-10% $-112	-5% $-207	+0% $-302	+5% $-397	+10% $-492
Rent	-10% $-502	-5% $-402	+0% $-302	+5% $-202	+10% $-102
Rate	-1.0pp $-133	-0.5pp $-217	base $-302	+0.5pp $-389	+1.0pp $-477

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15095 N Thompson Peak Pkwy Scottsdale, AZ	1.0–3.0	1.0–2.0	1092	$3,075	$2.81	0d	5	0.14mi
15095 N Thompson Peak Pkwy Scottsdale, AZ	1.0–2.0	1.0–2.0	978	$6,750	$6.90	45d	6	0.14mi
15095 N Thompson Peak Pkwy Scottsdale, AZ	1.0–3.0	1.0–2.0	1092	$4,225	$3.87	25d	8	0.14mi
14545 N Frank Lloyd Wright Blvd Scottsdale, AZ	1.0–3.0	1.0–2.0	1080	$1,902	$1.76	6d	7	0.21mi
9455 E Raintree Dr Scottsdale, AZ	2.0–3.0	1.5–2.0	1310	$3,000	$2.29	45d	3	0.26mi
9455 E Raintree Dr Scottsdale, AZ	2.0–3.0	1.5–2.0	1310	$2,000	$1.53	0d	5	0.26mi
9494 E Redfield Rd Scottsdale, AZ	1.0–3.0	1.0–2.0	1034	$1,792	$1.73	0d	23	0.37mi
15380 N 100th St Scottsdale, AZ	2.0	1.0–2.0	1172	$2,750	$2.35	5d	2	0.40mi
9259 E Raintree Dr Scottsdale, AZ	1.0–2.0	1.0–2.0	885	$1,604	$1.81	0d	8	0.42mi
15255 N Frank Lloyd Wright Blvd Scottsdale, AZ	1.0–3.0	1.0–2.0	905	$1,872	$2.07	0d	22	0.43mi
9340 E Redfield Rd Scottsdale, AZ	1.0–3.0	1.0–2.5	1001	$1,798	$1.80	0d	19	0.52mi
9550 E Thunderbird Rd Scottsdale, AZ	1.0–3.0	1.0–2.0	1062	$6,135	$5.77	14d	4	0.57mi
9240 E Redfield Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	786	$1,717	$2.18	0d	7	0.59mi
9100 E Raintree Dr Scottsdale, AZ	2.0	2.0	1166	$5,125	$4.40	45d	2	0.61mi
14145 N 92nd St Scottsdale, AZ	1.0–2.0	1.0–2.0	949	$2,800	$2.95	4d	12	0.61mi
15555 N Frank Lloyd Wright Blvd Scottsdale, AZ	2.0	2.0	1111	$1,904	$1.71	4d	1	0.64mi
15555 N Frank Lloyd Wright Blvd Scottsdale, AZ	1.0	1.0	775	$1,799	$2.32	23d	1	0.64mi
9595 E Thunderbird Rd Scottsdale, AZ	1.0–3.0	1.0–2.0	1039	$2,114	$2.03	0d	17	0.68mi
15757 N 90th Pl Scottsdale, AZ	1.0–3.0	1.0–2.0	1092	$1,929	$1.77	0d	23	0.82mi
15024 N 90th St Scottsdale, AZ	1.0–3.0	1.0–2.0	980	$3,134	$3.20	4d	35	0.89mi
15600 N Frank Lloyd Wright Blvd Scottsdale, AZ	1.0–3.0	1.0–3.0	1122	$2,460	$2.19	0d	21	0.93mi
16356 N Thompson Peak Pkwy Scottsdale, AZ	1.0–3.0	1.0–2.0	1040	$1,862	$1.79	4d	71	1.08mi
8688 E Raintree Dr Scottsdale, AZ	1.0–3.0	1.0–3.0	1129	$2,745	$2.43	0d	17	1.25mi
8555 E Raintree Dr Scottsdale, AZ	1.0–2.0	1.0–2.0	939	$3,169	$3.37	0d	23	1.33mi
16801 N 94th St Scottsdale, AZ	2.0–3.0	1.5–2.0	1329	$3,800	$2.86	6d	7	1.35mi
16801 N 94th St Scottsdale, AZ	2.0–3.0	1.5–2.0	1329	$2,399	$1.81	45d	8	1.35mi
16801 N 94th St Scottsdale, AZ	2.0–3.0	1.5–2.0	1329	$2,495	$1.88	0d	7	1.35mi
8658 E Davenport Dr Scottsdale, AZ	1.0	1.0	899	$3,800	$4.23	45d	1	1.43mi
15333 N Hayden Rd Scottsdale, AZ	1.0	1.0	829	$2,094	$2.53	25d	1	1.48mi

HOA detail condo

• Monthly dues: $330 · $3,960/yr
• Likely covers: watersewertrashelectricinternetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-21
   days on market $335,000 Active 66 DOM
2. 2026-06-18
   days on market $335,000 Active 63 DOM
3. 2026-06-17
   days on market $335,000 Active 62 DOM
4. 2026-06-16
   days on market $335,000 Active 61 DOM
5. 2026-06-15
   days on market $335,000 Active 60 DOM
6. 2026-06-13
   days on market $335,000 Active 58 DOM
7. 2026-06-13
   days on market $335,000 Active 57 DOM
8. 2026-06-09
   days on market $335,000 Active 54 DOM
9. 2026-06-08
   days on market $335,000 Active 53 DOM
10. 2026-06-07
    days on market $335,000 Active 52 DOM
11. 2026-06-04
    days on market $335,000 Active 49 DOM
12. 2026-06-03
    days on market $335,000 Active 48 DOM
13. 2026-06-02
    days on market $335,000 Active 47 DOM
14. 2026-06-01
    days on market $335,000 Active 46 DOM
15. 2026-05-31
    days on market $335,000 Active 45 DOM
16. 2026-04-16
    listed $335,000 Active 1761-char remark

    Show marketing remark (1761 chars)

    Welcome to a beautifully appointed 2-bedroom, 1-bath ground-floor condo in the heart of Scottsdale, where comfort, style, and convenience come together effortlessly. Whether you're searching for a personal getaway or a smart investment opportunity, this unit offers the flexibility for use as a short-term rental. Inside, you'll find an inviting open layout with elegant wood-look flooring and expansive windows that fill the space with natural light. The modern kitchen flows seamlessly into the living area, creating an ideal setting for entertaining or relaxing evenings at home. Step outside your door and enjoy a suite of resort-style amenities designed for everyday enjoyment. Unwind in the heated pools and spas, perfect year-round, or gather with friends at the clubhouse and outdoor BBQ areas. Located in one of Scottsdale's most desirable areas, this condo places you close to everything. Walk or bike to nearby shops and restaurants, or take a short drive to premier destinations like Scottsdale Quarter and Kierland Commons for upscale dining and retail. Outdoor enthusiasts will appreciate easy access to the scenic trails of the McDowell Sonoran Preserve, while golf lovers can enjoy world-class courses like TPC Scottsdale, home of the Phoenix Open. Adding even more value, the HOA covers major expenses including the roof, water, sewer, garbage, cable, and internet--leaving you with just an electric bill to manage. To make this opportunity even more appealing, all furnishings are available for purchase, offering a true turnkey experience and making it easy to move in or start generating rental income right away. Experience the best of Scottsdale living in this exceptional condo that blends lifestyle, location, and opportunity.

17. 2025-05-02
    historical
18. 2025-04-22
    historical Under Contract Accepting Backups
19. 2025-04-17
    listed $340,000 Active
20. 2017-10-31
    soldstatus $185,900 Closed
21. 2017-10-31
    soldstatus $185,900
22. 2017-10-13
    status Pending
23. 2017-10-05
    historical Under Contract Accepting Backups
24. 2017-10-04
    listed $185,900 Active
25. 2017-05-31
    soldstatus $170,000 Closed
26. 2017-05-31
    soldstatus $170,000
27. 2017-05-04
    historical Under Contract Accepting Backups
28. 2017-05-01
    price $178,900
29. 2017-04-27
    listed $179,900 Active
30. 2010-08-04
    soldstatus $95,000 Closed
31. 2010-06-25
    status Pending
32. 2010-06-07
    price $95,000
33. 2010-05-12
    price $106,900
34. 2010-04-08
    price $116,900
35. 2010-03-07
    listed $127,500 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: $903 · $75/mo
• Projected year-2 tax: $2,211 · $184/mo
• Expected delta: +$1,308/yr (+$109/mo · 144.7%)

ⓘ 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 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: $30,375
• − Mortgage interest: −$18,765
• − Property taxes: −$903
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,430
• − Management: −$2,430
• − HOA: −$3,960
• − Depreciation: −$9,745
• Taxable loss: −$9,534
• Est. tax savings @ 24.0%: +$2,288
• After-tax cash flow: $-1,336/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): 39,896
• Household income: $97,177
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 2121.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 9% Asian 9% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 13% · Canada, China
• Languages at home: 85% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 3%

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: ▼ -469.04%
• Current HPI: 316.8969
• Rent YoY: ▲ 2.01%
• 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

+162.7% since first listed

20 events — show timeline

• 2026-04-16 Listed $335,000 ARMLS
• 2025-05-02 Listing Removed — ARMLS
• 2025-04-22 Contingent — ARMLS
• 2025-04-17 Listed $340,000 ARMLS
• 2017-10-31 Sold (Public Records) $185,900 Public Records
• 2017-10-31 Sold (MLS) $185,900 ARMLS
• 2017-10-13 Pending — ARMLS
• 2017-10-05 Contingent — ARMLS
• 2017-10-04 Listed $185,900 ARMLS
• 2017-05-31 Sold (Public Records) $170,000 Public Records
• 2017-05-31 Sold (MLS) $170,000 ARMLS
• 2017-05-04 Contingent — ARMLS
• 2017-05-01 Price Changed $178,900 ARMLS
• 2017-04-27 Listed $179,900 ARMLS
• 2010-08-04 Sold (MLS) $95,000 ARMLS
• 2010-06-25 Pending — ARMLS
• 2010-06-07 Price Changed $95,000 ARMLS
• 2010-05-12 Price Changed $106,900 ARMLS
• 2010-04-08 Price Changed $116,900 ARMLS
• 2010-03-07 Listed $127,500 ARMLS

Property tax history

+0.1%/yr

Latest (2025): $903 · +4.4% YoY. Source: county tax records.