7089 E Whispering Mesquite Trl · Scottsdale, AZ 85266

$655,000

2 bd · 3.0 ba · 1,385 sqft · SingleFamily public records · 96 Days on market

Built 1996 6,261 sqft lot $473/sqft · 10% below area Est $732k · 10% under $772/mo HOA · 14% 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 +12.2/15.0
• Cash flow +9.7/30.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Terravita, a resort oasis in the desert. Gorgeous views, luxurious amenities, and 24 Hour Guard Gated Community. Bright open airy split floor plan is perfect for entertaining. Fireplace, new appliances and oversized tub. Covered private patio in back. Easy drive to downtown Scottsdale.

Key facts

• 6,261 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $655k.

Deal economics

• At list price, monthly cash flow is $-431 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $579k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $536k (18.2% below list).
• Recommended offer: $536k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• 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: Black Mountain Elementary School (math 66% / reading 63%, grade B, #104 of 1,109 statewide, top 10%, 495 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: 190 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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).
• This rent runs 42% of the median local income ($152k/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 $5k of loan paydown is wiped out by about $20k 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 96 days — a 9% lower offer ($596k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y 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 $255k; list at $655k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $535,897 (18.2% 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 96 days. Have you received any prior offers? Is the seller open to a 18% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.82% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 10.2

CMA / ARV

• ARV (median comp): $731,720
• List price: $655,000
• Delta: -10.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7086 E Whispering Mesquite Trl	0.04mi	2/2.0	1,410 (+2%)	14mo	$747,000	$530	80
6937 E Purple Shade Cir	0.24mi	2/2.0	1,385 (0%)	8mo	$720,000	$520	78
6961 E Purple Shade Cir	0.21mi	2/2.0	1,410 (+2%)	7mo	$742,000	$526	78
6918 E Nightingale Star Cir	0.31mi	2/2.0	1,385 (0%)	6mo	$682,500	$493	77
7108 E Sleepy Owl Way	0.07mi	2/2.0	1,400 (+1%)	19mo	$775,000	$554	75
7131 E Canyon Wren Cir	0.13mi	2/2.0	1,410 (+2%)	15mo	$655,000	$465	75
6852 E Whispering Mesquite Trl	0.34mi	2/2.0	1,545 (+12%)	1mo	$850,000	$550	60
6824 E Whispering Mesquite Trl	0.38mi	2/2.0	1,409 (+2%)	23mo	$695,000	$493	56
6815 E Whispering Mesquite Trl	0.39mi	2/2.0	1,442 (+4%)	20mo	$810,000	$562	55
6522 E Night Glow Cir	0.74mi	2/2.0	1,397 (+1%)	9mo	$925,000	$662	53

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: -21.0%
• Equity multiple: 0.27×
• Total profit: $-133,428
• Equity at exit: $97,663

10-year hold

• IRR: -14.3%
• Equity multiple: 0.18×
• Total profit: $-150,866
• Equity at exit: $56,632

Cash invested: $183,400 (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 85266

• Home prices YoY: -20.5%
• Active inventory: 190
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $5,359 high
• Mortgage (P&I): −$3,435
• Tax from tax record: −$185 /mo · $2,218/yr
• Insurance: −$273
• HOA: −$772
• Vacancy / Maint / Mgmt: −$1,125
• Net cashflow: $-431

Break-even live

Break-even rent $5,905

Max offer price $578,849

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-246	+0% $-431	+5% $-616	+10% $-802
Rent	-10% $-854	-5% $-643	+0% $-431	+5% $-219	+10% $-8
Rate	-1.0pp $-101	-0.5pp $-264	base $-431	+0.5pp $-601	+1.0pp $-773

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: $163,750
• Closing costs: $19,650
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6892 E Nightingale Star Cir Scottsdale, AZ	3.0	3.0	1647	$6,500	$3.95	23d	1	0.33mi
6788 E Nightingale Star Cir Scottsdale, AZ	2.0	3.0	1385	$7,500	$5.42	45d	1	0.41mi
9165 E Sunflower Ct Scottsdale, AZ	3.0	2.0	1631	$11,500	$7.05	45d	1	0.42mi
6803 E Eagle Feather Rd Scottsdale, AZ	2.0	2.0	1409	$5,500	$3.90	45d	1	0.63mi
6747 E Eagle Feather Rd Scottsdale, AZ	2.0	2.0	1409	$5,500	$3.90	45d	1	0.67mi
6584 E Shooting Star Way Scottsdale, AZ	2.0	2.0	1673	$5,500	$3.29	45d	1	0.70mi
6578 E Shooting Star Way Scottsdale, AZ	2.0	2.0	1385	$4,750	$3.43	45d	1	0.71mi
6522 E Night Glow Cir Scottsdale, AZ	2.0	2.0	1385	$6,500	$4.69	23d	1	0.73mi
6505 E Night Glow Cir Scottsdale, AZ	2.0	2.0	1410	$5,300	$3.76	45d	1	0.77mi
33094 N 74th Pl Scottsdale, AZ	2.0	2.0	1734	$5,500	$3.17	45d	1	0.79mi
7394 E Quien Sabe Way Scottsdale, AZ	2.0	2.0	1734	$5,500	$3.17	45d	1	0.80mi
7403 E Quien Sabe Way Scottsdale, AZ	2.0	2.0	1734	$5,500	$3.17	45d	1	0.83mi
7387 E Quien Sabe Way Scottsdale, AZ	2.0	2.0	1734	$3,750	$2.16	20d	1	0.84mi
6925 E Sienna Bouquet Pl Scottsdale, AZ	2.0	2.0	1409	$4,700	$3.34	45d	1	0.87mi
32811 N 70th St Scottsdale, AZ	2.0	2.0	1609	$5,000	$3.11	45d	1	0.90mi
7491 E Quien Sabe Way Scottsdale, AZ	2.0	2.0	1520	$2,800	$1.84	26d	1	0.91mi
6939 E Bramble Berry Ln Scottsdale, AZ	2.0	2.0	1424	$5,500	$3.86	45d	1	0.93mi
32764 N 69th St Scottsdale, AZ	2.0	2.0	1670	$5,500	$3.29	45d	1	0.96mi
32748 N 69th St Scottsdale, AZ	2.0	2.0	1421	$5,000	$3.52	45d	1	0.98mi
32707 N 70th St Scottsdale, AZ	2.0	2.0	1628	$5,500	$3.38	45d	1	1.00mi
7122 E Aloe Vera Dr Scottsdale, AZ	2.0	2.0	1609	$6,400	$3.98	45d	1	1.00mi
1725 E Staghorn Ln Carefree, AZ	2.0	2.0	1690	$9,500	$5.62	45d	1	1.20mi
7232 E Eclipse Dr Scottsdale, AZ	2.0	2.0	1856	$3,500	$1.89	45d	1	1.32mi

HOA detail

• Monthly dues: $772 · $9,264/yr
• Likely covers: security

Listing history 41 events

1. 2026-06-21
   days on market $655,000 Active 96 DOM
2. 2026-06-18
   days on market $655,000 Active 93 DOM
3. 2026-06-17
   days on market $655,000 Active 92 DOM
4. 2026-06-16
   days on market $655,000 Active 91 DOM
5. 2026-06-15
   days on market $655,000 Active 90 DOM
6. 2026-06-13
   days on market $655,000 Active 88 DOM
7. 2026-06-13
   days on market $655,000 Active 87 DOM
8. 2026-06-09
   days on market $655,000 Active 84 DOM
9. 2026-06-08
   days on market $655,000 Active 83 DOM
10. 2026-06-07
    days on market $655,000 Active 82 DOM
11. 2026-06-04
    days on market $655,000 Active 79 DOM
12. 2026-06-03
    days on market $655,000 Active 78 DOM
13. 2026-06-02
    days on market $655,000 Active 77 DOM
14. 2026-06-01
    days on market $655,000 Active 76 DOM
15. 2026-05-31
    days on market $655,000 Active 75 DOM
16. 2026-05-14
    price $655,000 297-char remark

    Show marketing remark (297 chars)

    Welcome to Terravita, a resort oasis in the desert. Gorgeous views, luxurious amenities, and 24 Hour Guard Gated Community. Bright open airy split floor plan is perfect for entertaining. Fireplace, new appliances and oversized tub. Covered private patio in back. Easy drive to downtown Scottsdale.

17. 2026-04-10
    price $675,000 297-char remark

    Show marketing remark (297 chars)

    Welcome to Terravita, a resort oasis in the desert. Gorgeous views, luxurious amenities, and 24 Hour Guard Gated Community. Bright open airy split floor plan is perfect for entertaining. Fireplace, new appliances and oversized tub. Covered private patio in back. Easy drive to downtown Scottsdale.

18. 2026-03-17
    listed $685,000 Active 297-char remark

    Show marketing remark (297 chars)

    Welcome to Terravita, a resort oasis in the desert. Gorgeous views, luxurious amenities, and 24 Hour Guard Gated Community. Bright open airy split floor plan is perfect for entertaining. Fireplace, new appliances and oversized tub. Covered private patio in back. Easy drive to downtown Scottsdale.

19. 2025-12-04
    historical $2,400
20. 2025-11-08
    price $2,400
21. 2025-10-09
    price $2,500
22. 2025-09-20
    price $2,600
23. 2025-08-13
    price $2,700
24. 2025-06-10
    price $2,750
25. 2025-04-03
    price $2,800
26. 2025-01-10
    listed $3,000
27. 2025-01-03
    historical $2,800
28. 2024-12-31
    listed $2,800
29. 2004-07-09
    soldstatus $254,900 393-char remark

    Show marketing remark (393 chars)

    **HOME SHOWS LIKE A MODEL HOME**COMPLETELY REDECORATED**BRIGHT OPEN & AIRY**LOOKS LIKE AN INTERIOR DECORATOR LIVES HERE, SPLIT FLOORING IS PERFECT FOR ENTERTAINING & THE LANDSCAPING ACCENTS ARE INCREDIBLE, TOTALY MAINTENANCE FREE.BEST VALUE IN TERRAVITA.YOUR PEOPLE WONT BE DISAPPOINTED. FURNISHINGS SOLD SEPARATELY.MAKE US AN OFFER, CLIENT IS MOTIVATED. LOT APPROVED TO BUILD CASSITA.

30. 2004-07-09
    soldstatus $254,900

    Show marketing remark (393 chars)

    **HOME SHOWS LIKE A MODEL HOME**COMPLETELY REDECORATED**BRIGHT OPEN & AIRY**LOOKS LIKE AN INTERIOR DECORATOR LIVES HERE, SPLIT FLOORING IS PERFECT FOR ENTERTAINING & THE LANDSCAPING ACCENTS ARE INCREDIBLE, TOTALY MAINTENANCE FREE.BEST VALUE IN TERRAVITA.YOUR PEOPLE WONT BE DISAPPOINTED. FURNISHINGS SOLD SEPARATELY.MAKE US AN OFFER, CLIENT IS MOTIVATED. LOT APPROVED TO BUILD CASSITA.

31. 2004-04-21
    listed $254,900 393-char remark

    Show marketing remark (393 chars)

    **HOME SHOWS LIKE A MODEL HOME**COMPLETELY REDECORATED**BRIGHT OPEN & AIRY**LOOKS LIKE AN INTERIOR DECORATOR LIVES HERE, SPLIT FLOORING IS PERFECT FOR ENTERTAINING & THE LANDSCAPING ACCENTS ARE INCREDIBLE, TOTALY MAINTENANCE FREE.BEST VALUE IN TERRAVITA.YOUR PEOPLE WONT BE DISAPPOINTED. FURNISHINGS SOLD SEPARATELY.MAKE US AN OFFER, CLIENT IS MOTIVATED. LOT APPROVED TO BUILD CASSITA.

32. 2004-04-19
    historical
33. 2004-04-07
    listed $248,500
34. 2004-04-05
    historical
35. 2003-10-29
    listed $248,500
36. 2003-10-24
    historical
37. 2003-10-02
    listed $267,000
38. 2001-05-08
    soldstatus $185,000
39. 2001-03-06
    historical
40. 2000-11-06
    listed $205,000
41. 1997-10-07
    soldstatus $172,992

ⓘ 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: $2,218 · $185/mo
• Projected year-2 tax: $4,323 · $360/mo
• Expected delta: +$2,105/yr (+$175/mo · 94.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 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: $64,308
• − Mortgage interest: −$36,690
• − Property taxes: −$2,218
• − Insurance: −$3,275
• − Repairs & maintenance: −$5,145
• − Management: −$5,145
• − HOA: −$9,264
• − Depreciation: −$19,055
• Taxable loss: −$16,484
• Est. tax savings @ 24.0%: +$3,956
• After-tax cash flow: $-1,217/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 — 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): 12,516
• Household income: $151,923
• Rent vs Own: 2.4% rent · 97.6% own
• Severe rent burden: 51.0

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% Asian 6% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 5% Portuguese 3% Slovak 3%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 93% English-only · Russian/Polish/Slavic 1% Other Indo-European 1% Spanish 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: ▼ -79.44%
• Current HPI: 308.0227
• 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

+278.6% since first listed

26 events — show timeline

• 2026-05-14 Price Changed $655,000 ARMLS
• 2026-04-10 Price Changed $675,000 ARMLS
• 2026-03-17 Listed $685,000 ARMLS
• 2025-12-04 Rental Removed $2,400 ARMLS
• 2025-11-08 Price Changed $2,400 ARMLS
• 2025-10-09 Price Changed $2,500 ARMLS
• 2025-09-20 Price Changed $2,600 ARMLS
• 2025-08-13 Price Changed $2,700 ARMLS
• 2025-06-10 Price Changed $2,750 ARMLS
• 2025-04-03 Price Changed $2,800 ARMLS
• 2025-01-10 Listed for Rent $3,000 ARMLS
• 2025-01-03 Rental Removed $2,800 ARMLS
• 2024-12-31 Listed for Rent $2,800 ARMLS
• 2004-07-09 Sold (Public Records) $254,900 Public Records
• 2004-07-09 Sold (MLS) $254,900 ARMLS
• 2004-04-21 Listed $254,900 ARMLS
• 2004-04-19 Listing Removed — ARMLS
• 2004-04-07 Listed $248,500 ARMLS
• 2004-04-05 Listing Removed — ARMLS
• 2003-10-29 Listed $248,500 ARMLS
• 2003-10-24 Listing Removed — ARMLS
• 2003-10-02 Listed $267,000 ARMLS
• 2001-05-08 Sold (Public Records) $185,000 Public Records
• 2001-03-06 Listing Removed — ARMLS
• 2000-11-06 Listed $205,000 ARMLS
• 1997-10-07 Sold (Public Records) $172,992 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,218 · +0.8% YoY. Source: county tax records.