20802 N Grayhawk Dr #1087 · Scottsdale, AZ 85255

$825,000

3 bd · 4.0 ba · 2,267 sqft · Condo public records · 47 Days on market

Built 1997 $364/sqft · 9% above area Est $772k · 7% over $638/mo HOA · 10% 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 +8.3/30.0
• Appreciation +7.8/10.0
• ARV discount +4.4/15.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.6/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks MLS

Beautiful town home in Avian at Grayhawk in guard gated Raptor Retreat. Lightly lived and beautifully maintained by original owners. Freshly painted. Great room concept, high ceilings & private courtyard entry. Two master suites + a den-office with Murphy bed. Kitchen overlooks formal dining, breakfast bar, great room & back patio. Upgrades include plantation shutters, hardwood floors, granite counters, new appliances; new LG refrigerator, microwave, dishwasher & new double oven. Installed desk & tile flooring in kitchen laundry area, new water heater & built-in bookcases in den. New tile flooring in master bath, new baseboards & new master bath walk-in tiled shower with tiled bench. Excellent location, near loop 101, shopping, dining, golfing, tennis & hiking trails. A must see home

Key facts

• Updated bath
• Renovated kitchen
• Extended driveway

Tags

• EXTENDED DRIVEWAY
• RENOVATED KITCHEN
• PRIVATE COURTYARD ENTRY
• UPDATED BATH
• JACK-AND-JILL BATHROOM
• DEN OFFICE

Property features AI

Finance

• Other: Directions available to gated entry (Raptor Retreat / Avian); Listing broker: Pak Home Realty
• Financial info: Current financing: Conventional
• HOA & community: Homeowners association with monthly fee of $415; Additional quarterly fee of $268.50; HOA covers roof repair and replacement, insurance, pest control, exterior and grounds maintenance, and front yard maintenance

Exterior

• Parking: Two covered parking spaces; Two open parking spaces; Direct access parking; Two-car garage
• Security: Security system (owned); Security guard; Fire sprinkler system
• Utilities: City water; Public sewer
• Home design: Townhouse (attached); Fee simple ownership
• Construction: Stucco and wood frame construction; Painted exterior; Tile and foam roof
• Exterior features: Sprinklers front and rear; Desert front and back landscaping; Front and back irrigation; Block fencing; Community pool; Community heated spa; Tennis courts; Biking/walking paths; Guarded/gated community with guarded entry

Interior

• Kitchen: Built-in microwave; Multiple ovens; Walk-in pantry; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: Includes 2 master bedrooms; Up to 3 possible bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: Two full bathrooms; One half bathroom (total 3 bathrooms)
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: High-speed internet; Granite counters; Eat-in kitchen; Breakfast bar; 9+ foot flat ceilings; Upstairs living area; Two master bathrooms; Full bathroom in master bedroom; Solar screens; Dual-pane windows; Living room gas fireplace; Home warranty included
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath condo listed at $825k.

Deal economics

• At list price, monthly cash flow is $-758 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $691k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $617k (25.2% below list).
• Recommended offer: $617k (25.2% 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.
• 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.
• 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); 58% 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 $6,172/mo this rent would consume 53% 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 $52k of equity ($6k loan paydown + $47k 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 ~$84k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($800k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask is 20525% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $675k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $617,185 (25.2% 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 47 days. Have you received any prior offers? Is the seller open to a 25% 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. 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 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: 0.75% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.94%
• DSCR: 0.82
• GRM: 11.1

CMA / ARV

• ARV (median comp): $771,828
• List price: $825,000
• Delta: 6.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.8%
• Equity multiple: 1.78×
• Total profit: $181,225
• Equity at exit: $499,831

10-year hold

• IRR: 13.2%
• Equity multiple: 3.58×
• Total profit: $595,297
• Equity at exit: $890,623

Cash invested: $231,000 (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 85255

• Home prices YoY: 1.7%
• Rents YoY: 4.4%
• Active inventory: 720
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $6,172 high
• Mortgage (P&I): −$4,326
• Tax from tax record: −$326 /mo · $3,911/yr
• Insurance: −$344
• HOA: −$638
• Vacancy / Maint / Mgmt: −$1,296
• Net cashflow: $-758

Break-even live

Break-even rent $7,132

Max offer price $691,047

Occupancy floor —

Sensitivity live

Price	-10% $-291	-5% $-525	+0% $-758	+5% $-992	+10% $-1,225
Rent	-10% $-1,246	-5% $-1,002	+0% $-758	+5% $-514	+10% $-271
Rate	-1.0pp $-343	-0.5pp $-548	base $-758	+0.5pp $-972	+1.0pp $-1,190

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: $206,250
• Closing costs: $24,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7940 E Quill Ln Scottsdale, AZ	4.0	3.5	3127	$15,000	$4.80	44d	1	0.17mi
20458 N 78th Way Scottsdale, AZ	4.0	2.0	1834	$4,500	$2.45	25d	1	0.20mi
7953 E Thunderhawk Rd Scottsdale, AZ	3.0	3.5	2715	$11,500	$4.24	44d	1	0.20mi
7917 E Thunderhawk Rd Scottsdale, AZ	4.0	3.0	2839	$7,500	$2.64	44d	1	0.20mi
20394 N 78th St Scottsdale, AZ	4.0	2.5	2441	$8,500	$3.48	44d	1	0.25mi
7798 E Buteo Dr Scottsdale, AZ	4.0	2.5	2575	$4,600	$1.79	5d	1	0.26mi
20802 N Grayhawk Dr Scottsdale, AZ	2.0–3.0	2.5	2295	$6,000	$2.61	2d	2	0.27mi
20802 N Grayhawk Dr Scottsdale, AZ	2.0–3.0	2.5	2030	$8,000	$3.94	44d	4	0.27mi
7789 E Journey Ln Scottsdale, AZ	3.0	2.0	1634	$4,700	$2.88	44d	1	0.27mi
8228 E Mohawk Ln Scottsdale, AZ	2.0	2.0	2306	$8,500	$3.69	44d	1	0.29mi
8224 E Angel Spirit Dr Scottsdale, AZ	3.0	2.0	2306	$9,500	$4.12	4d	1	0.31mi
8227 E Angel Spirit Dr Scottsdale, AZ	3.0	2.0	2366	$4,000	$1.69	44d	1	0.32mi
7725 E Journey Ln Scottsdale, AZ	3.0	2.0	1882	$4,250	$2.26	5d	1	0.35mi
7689 E Quill Ln Scottsdale, AZ	3.0	3.0	2319	$8,000	$3.45	44d	1	0.38mi
7711 E Thunderhawk Rd Scottsdale, AZ	4.0	3.0	2538	$3,895	$1.53	15d	1	0.39mi
8184 E Beardsley Rd Scottsdale, AZ	2.0	2.5	2244	$8,500	$3.79	44d	1	0.40mi
7729 E Tailspin Ln Scottsdale, AZ	3.0	2.0	1634	$3,400	$2.08	8d	1	0.41mi
8136 E Beardsley Rd Scottsdale, AZ	2.0	2.5	2244	$5,950	$2.65	44d	1	0.42mi
7670 E Quill Ln Scottsdale, AZ	3.0	2.0	2650	$4,200	$1.58	22d	1	0.42mi
7746 E Nestling Way Scottsdale, AZ	4.0	2.5	2575	$3,995	$1.55	44d	1	0.43mi
7743 E Nestling Way Scottsdale, AZ	4.0	2.5	2440	$9,000	$3.69	44d	1	0.44mi
8182 E Sierra Pinta Dr Scottsdale, AZ	3.0	3.0	2476	$3,950	$1.60	45d	1	0.47mi
20121 N 76th St #2043 Scottsdale, AZ	2.0	2.0	1854	$3,550	$1.91	44d	1	0.58mi
19838 N 84th St Scottsdale, AZ	3.0	3.0	2549	$12,000	$4.71	14d	1	0.72mi
19700 N 76th St Scottsdale, AZ	2.0–3.0	2.0	1633	$6,500	$3.98	44d	7	0.76mi
19700 N 76th St Scottsdale, AZ	2.0–3.0	2.0	1633	$6,500	$3.98	5d	14	0.76mi
7435 E Rustling Pass Scottsdale, AZ	3.0	2.0	1804	$8,500	$4.71	44d	1	0.84mi
19700 N 76th St Unit 1546077P Scottsdale, AZ	2.0	2.0	1722	$3,226	$1.87	15d	1	0.87mi
7323 E Wing Shadow Rd Scottsdale, AZ	3.0	2.0	2280	$5,000	$2.19	12d	1	0.88mi
20750 N 87th St Scottsdale, AZ	2.0–3.0	2.0–3.0	1930	$7,500	$3.89	22d	9	0.94mi
20750 N 87th St Scottsdale, AZ	2.0–3.0	2.0–3.0	1930	$7,500	$3.89	25d	8	0.94mi
7690 E San Fernando Dr Scottsdale, AZ	4.0	3.0	2662	$3,999	$1.50	44d	1	0.95mi
7500 E Deer Valley Rd Scottsdale, AZ	3.0–4.0	2.5–3.0	2110	$2,300	$1.09	4d	2	0.98mi
19550 N Grayhawk Dr Scottsdale, AZ	2.0–3.0	2.0–3.5	1814	$7,150	$3.94	44d	4	1.02mi
7314 E Gallego Ln Scottsdale, AZ	4.0	2.0	2058	$12,500	$6.07	44d	1	1.03mi
19475 N Grayhawk Dr Scottsdale, AZ	2.0–4.0	2.0–3.5	2155	$5,598	$2.60	44d	5	1.03mi
21546 N 72nd Way Scottsdale, AZ	4.0	2.0	1677	$3,400	$2.03	44d	1	1.08mi
8891 E Mountain Spring Rd Scottsdale, AZ	2.0	2.5	2431	$5,500	$2.26	5d	1	1.14mi
8882 E Flathorn Dr Scottsdale, AZ	3.0	3.0	2390	$8,000	$3.35	44d	1	1.15mi
8890 E Flathorn Dr Scottsdale, AZ	2.0	3.0	2431	$8,000	$3.29	22d	1	1.15mi

HOA detail condo

• Monthly dues: $638 · $7,656/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-09
   days on market $825,000 Active 47 DOM
2. 2026-06-08
   days on market $825,000 Active 46 DOM
3. 2026-06-07
   days on market $825,000 Active 45 DOM
4. 2026-06-04
   days on market $825,000 Active 42 DOM
5. 2026-06-03
   days on market $825,000 Active 41 DOM
6. 2026-06-02
   days on market $825,000 Active 40 DOM
7. 2026-06-01
   days on market $825,000 Active 39 DOM
8. 2026-05-31
   days on market $825,000 Active 38 DOM
9. 2026-04-29
   listed $4,000
10. 2026-04-23
    listed $825,000 Active 1709-char remark
11. 2025-04-30
    soldstatus $675,000
12. 2025-04-07
    soldstatus $675,000 Closed 823-char remark

    Show marketing remark (823 chars)

    Beautiful town home in Avian at Grayhawk in guard gated Raptor Retreat. Lightly lived and beautifully maintained by original owners. Freshly painted. Great room concept, high ceilings & private courtyard entry. Two master suites + a den-office with Murphy bed. Kitchen overlooks formal dining, breakfast bar, great room & back patio. Upgrades include plantation shutters, hardwood floors, granite counters, new appliances; new LG refrigerator, microwave, dishwasher & new double oven. Installed desk & tile flooring in kitchen laundry area, new water heater & built-in bookcases in den. New tile flooring in master bath, new baseboards & new master bath walk-in tiled shower with tiled bench. Excellent location, near loop 101, shopping, dining, golfing, tennis & hiking trails. A must see home

13. 2025-04-07
    soldstatus $675,000

    Show marketing remark (823 chars)

    Beautiful town home in Avian at Grayhawk in guard gated Raptor Retreat. Lightly lived and beautifully maintained by original owners. Freshly painted. Great room concept, high ceilings & private courtyard entry. Two master suites + a den-office with Murphy bed. Kitchen overlooks formal dining, breakfast bar, great room & back patio. Upgrades include plantation shutters, hardwood floors, granite counters, new appliances; new LG refrigerator, microwave, dishwasher & new double oven. Installed desk & tile flooring in kitchen laundry area, new water heater & built-in bookcases in den. New tile flooring in master bath, new baseboards & new master bath walk-in tiled shower with tiled bench. Excellent location, near loop 101, shopping, dining, golfing, tennis & hiking trails. A must see home

14. 2025-03-25
    historical Under Contract Accepting Backups 823-char remark

    Show marketing remark (823 chars)

    Beautiful town home in Avian at Grayhawk in guard gated Raptor Retreat. Lightly lived and beautifully maintained by original owners. Freshly painted. Great room concept, high ceilings & private courtyard entry. Two master suites + a den-office with Murphy bed. Kitchen overlooks formal dining, breakfast bar, great room & back patio. Upgrades include plantation shutters, hardwood floors, granite counters, new appliances; new LG refrigerator, microwave, dishwasher & new double oven. Installed desk & tile flooring in kitchen laundry area, new water heater & built-in bookcases in den. New tile flooring in master bath, new baseboards & new master bath walk-in tiled shower with tiled bench. Excellent location, near loop 101, shopping, dining, golfing, tennis & hiking trails. A must see home

15. 2025-03-11
    price $675,000 823-char remark

    Show marketing remark (823 chars)

    Beautiful town home in Avian at Grayhawk in guard gated Raptor Retreat. Lightly lived and beautifully maintained by original owners. Freshly painted. Great room concept, high ceilings & private courtyard entry. Two master suites + a den-office with Murphy bed. Kitchen overlooks formal dining, breakfast bar, great room & back patio. Upgrades include plantation shutters, hardwood floors, granite counters, new appliances; new LG refrigerator, microwave, dishwasher & new double oven. Installed desk & tile flooring in kitchen laundry area, new water heater & built-in bookcases in den. New tile flooring in master bath, new baseboards & new master bath walk-in tiled shower with tiled bench. Excellent location, near loop 101, shopping, dining, golfing, tennis & hiking trails. A must see home

16. 2025-02-13
    price $699,900 823-char remark

    Show marketing remark (823 chars)

    Beautiful town home in Avian at Grayhawk in guard gated Raptor Retreat. Lightly lived and beautifully maintained by original owners. Freshly painted. Great room concept, high ceilings & private courtyard entry. Two master suites + a den-office with Murphy bed. Kitchen overlooks formal dining, breakfast bar, great room & back patio. Upgrades include plantation shutters, hardwood floors, granite counters, new appliances; new LG refrigerator, microwave, dishwasher & new double oven. Installed desk & tile flooring in kitchen laundry area, new water heater & built-in bookcases in den. New tile flooring in master bath, new baseboards & new master bath walk-in tiled shower with tiled bench. Excellent location, near loop 101, shopping, dining, golfing, tennis & hiking trails. A must see home

17. 2025-01-26
    price $719,900 823-char remark

    Show marketing remark (823 chars)

    Beautiful town home in Avian at Grayhawk in guard gated Raptor Retreat. Lightly lived and beautifully maintained by original owners. Freshly painted. Great room concept, high ceilings & private courtyard entry. Two master suites + a den-office with Murphy bed. Kitchen overlooks formal dining, breakfast bar, great room & back patio. Upgrades include plantation shutters, hardwood floors, granite counters, new appliances; new LG refrigerator, microwave, dishwasher & new double oven. Installed desk & tile flooring in kitchen laundry area, new water heater & built-in bookcases in den. New tile flooring in master bath, new baseboards & new master bath walk-in tiled shower with tiled bench. Excellent location, near loop 101, shopping, dining, golfing, tennis & hiking trails. A must see home

18. 2025-01-02
    listed $739,500 Active 823-char remark

    Show marketing remark (823 chars)

    Beautiful town home in Avian at Grayhawk in guard gated Raptor Retreat. Lightly lived and beautifully maintained by original owners. Freshly painted. Great room concept, high ceilings & private courtyard entry. Two master suites + a den-office with Murphy bed. Kitchen overlooks formal dining, breakfast bar, great room & back patio. Upgrades include plantation shutters, hardwood floors, granite counters, new appliances; new LG refrigerator, microwave, dishwasher & new double oven. Installed desk & tile flooring in kitchen laundry area, new water heater & built-in bookcases in den. New tile flooring in master bath, new baseboards & new master bath walk-in tiled shower with tiled bench. Excellent location, near loop 101, shopping, dining, golfing, tennis & hiking trails. A must see home

19. 2024-12-31
    price $739,500 823-char remark

    Show marketing remark (823 chars)

    Beautiful town home in Avian at Grayhawk in guard gated Raptor Retreat. Lightly lived and beautifully maintained by original owners. Freshly painted. Great room concept, high ceilings & private courtyard entry. Two master suites + a den-office with Murphy bed. Kitchen overlooks formal dining, breakfast bar, great room & back patio. Upgrades include plantation shutters, hardwood floors, granite counters, new appliances; new LG refrigerator, microwave, dishwasher & new double oven. Installed desk & tile flooring in kitchen laundry area, new water heater & built-in bookcases in den. New tile flooring in master bath, new baseboards & new master bath walk-in tiled shower with tiled bench. Excellent location, near loop 101, shopping, dining, golfing, tennis & hiking trails. A must see home

20. 2013-03-07
    historical
21. 2013-01-11
    status Active
22. 2013-01-07
    historical
23. 2013-01-07
    listed $395,000 Active
24. 2008-09-17
    historical
25. 2008-04-13
    listed $497,500
26. 2007-08-02
    historical
27. 2007-06-14
    listed $567,000
28. 2006-05-24
    historical
29. 2006-02-15
    listed $552,000

ⓘ 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: $3,911 · $326/mo
• Projected year-2 tax: $5,445 · $454/mo
• Expected delta: +$1,534/yr (+$128/mo · 39.2%)

ⓘ 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: $74,062
• − Mortgage interest: −$46,213
• − Property taxes: −$3,911
• − Insurance: −$4,125
• − Repairs & maintenance: −$5,925
• − Management: −$5,925
• − HOA: −$7,656
• − Depreciation: −$24,000
• Taxable loss: −$23,692
• Est. tax savings @ 24.0%: +$5,686
• After-tax cash flow: $-3,413/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

-99.3% since first listed

23 events — show timeline

• 2026-06-12 Rental Removed $4,000 ARMLS
• 2026-06-12 Listing Removed — ARMLS
• 2026-04-29 Listed for Rent $4,000 ARMLS
• 2026-04-23 Listed $825,000 ARMLS
• 2025-04-30 Sold (Public Records) $675,000 Public Records
• 2025-04-07 Sold (Public Records) $675,000 Public Records
• 2025-04-07 Sold (MLS) $675,000 ARMLS
• 2025-03-25 Contingent — ARMLS
• 2025-03-11 Price Changed $675,000 ARMLS
• 2025-02-13 Price Changed $699,900 ARMLS
• 2025-01-26 Price Changed $719,900 ARMLS
• 2025-01-02 Listed $739,500 ARMLS
• 2024-12-31 Price Changed $739,500 ARMLS
• 2013-03-07 Listing Removed — ARMLS
• 2013-01-11 Relisted — ARMLS
• 2013-01-07 Listing Removed — ARMLS
• 2013-01-07 Listed $395,000 ARMLS
• 2008-09-17 Listing Removed — ARMLS
• 2008-04-13 Listed $497,500 ARMLS
• 2007-08-02 Listing Removed — ARMLS
• 2007-06-14 Listed $567,000 ARMLS
• 2006-05-24 Listing Removed — ARMLS
• 2006-02-15 Listed $552,000 ARMLS

Property tax history

+2.8%/yr

Latest (2025): $3,911 · +21.2% YoY. Source: county tax records.