10260 E White Feather Ln #1002 · Scottsdale, AZ 85262

$739,000

2 bd · 3.0 ba · 1,723 sqft · Condo public records · 122 Days on market

Built 2016 $375/mo HOA · 8% of rent

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Luxury living in a gated community, all set along a premier public golf course. This stunning 2-bedroom, 2-bath condo offers 1,723 sq ft of thoughtfully designed living space with an open, split floor plan. Interior features include wood-look tile plank flooring, custom shutters, and a versatile den ideal for work or relaxation. The chef's kitchen is well-appointed with granite countertops, stainless steel appliances, a gas cooktop, abundant cabinetry, and a walk-in pantry. The spacious primary suite offers a private exit to the covered patio, a generous walk-in closet, and a spa-inspired en suite with dual sinks and a walk-in shower. Unwind on the covered back patio with a cozy fireplace while enjoying peaceful desert Community amenities include a resort-style pool and spa, fitness center, and beautifully maintained grounds perfectly blending luxury, comfort, and the iconic Troon lifestyle.

Key facts

• $375 HOA
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $739k.

Deal economics

• At list price, monthly cash flow is $-829 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $593k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $491k (33.6% below list).
• Recommended offer: $491k (33.6% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: Desert Sun Academy (math 52% / reading 57%, grade C, #208 of 1,109 statewide, top 19%, 322 students, 14% 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 9% FRL track the district average.
• Market conditions: 598 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 33% of the median local income ($178k/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 $22k 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 122 days — a 12% lower offer ($650k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $463k; list at $739k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $490,814 (33.6% 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 122 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.80%
• DSCR: 0.79
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -24.5%
• Equity multiple: 0.17×
• Total profit: $-172,692
• Equity at exit: $110,187

10-year hold

• IRR: -20.1%
• Equity multiple: -0.06×
• Total profit: $-219,027
• Equity at exit: $63,895

Cash invested: $206,920 (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 85262

• Home prices YoY: -12.2%
• Active inventory: 598
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $4,908 high
• Mortgage (P&I): −$3,875
• Tax from tax record: −$148 /mo · $1,772/yr
• Insurance: −$308
• HOA: −$375
• Vacancy / Maint / Mgmt: −$1,031
• Net cashflow: $-829

Break-even live

Break-even rent $5,957

Max offer price $592,636

Occupancy floor —

Sensitivity live

Price	-10% $-410	-5% $-619	+0% $-829	+5% $-1,038	+10% $-1,247
Rent	-10% $-1,216	-5% $-1,022	+0% $-829	+5% $-635	+10% $-441
Rate	-1.0pp $-456	-0.5pp $-641	base $-829	+0.5pp $-1,020	+1.0pp $-1,215

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: $184,750
• Closing costs: $22,170
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10260 E White Feather Ln Scottsdale, AZ	2.0	2.0	1791	$4,698	$2.62	26d	4	0.02mi
10260 E White Feather Ln Scottsdale, AZ	2.0	2.0	1791	$4,700	$2.62	0d	3	0.02mi
10222 E Southwind Ln Scottsdale, AZ	2.0–3.0	2.0–3.0	2386	$5,500	$2.31	45d	2	0.18mi
10222 E Southwind Ln Unit 1018 Scottsdale, AZ	2.0	2.0	2040	$5,500	$2.70	20d	1	0.18mi
28990 N White Feather Ln Scottsdale, AZ	2.0	2.5–4.5	2327	$4,625	$1.99	0d	2	0.32mi
28504 N 108th Way Scottsdale, AZ	3.0	2.0	1949	$4,800	$2.46	45d	1	1.00mi
27807 N 108th Way Scottsdale, AZ	3.0	3.0	2078	$5,000	$2.41	45d	1	1.22mi
10437 E Monterra Way Scottsdale, AZ	3.0	2.0	2145	$3,750	$1.75	7d	1	1.35mi
27000 N Alma School Pkwy #1012 Scottsdale, AZ	3.0	2.5	2144	$9,000	$4.20	26d	1	1.36mi
26627 N 104th Way Scottsdale, AZ	3.0	3.0	2112	$4,950	$2.34	20d	1	1.37mi
11096 E Dale Ln Scottsdale, AZ	2.0	3.0	1835	$3,750	$2.04	45d	1	1.38mi

HOA detail condo

• Monthly dues: $375 · $4,500/yr
• Likely covers: gaslandscapingpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-01
   days on market $739,000 Active 122 DOM
2. 2026-05-31
   days on market $739,000 Active 121 DOM
3. 2026-03-11
   price $739,000 904-char remark

   Show marketing remark (904 chars)

   Luxury living in a gated community, all set along a premier public golf course. This stunning 2-bedroom, 2-bath condo offers 1,723 sq ft of thoughtfully designed living space with an open, split floor plan. Interior features include wood-look tile plank flooring, custom shutters, and a versatile den ideal for work or relaxation. The chef's kitchen is well-appointed with granite countertops, stainless steel appliances, a gas cooktop, abundant cabinetry, and a walk-in pantry. The spacious primary suite offers a private exit to the covered patio, a generous walk-in closet, and a spa-inspired en suite with dual sinks and a walk-in shower. Unwind on the covered back patio with a cozy fireplace while enjoying peaceful desert Community amenities include a resort-style pool and spa, fitness center, and beautifully maintained grounds perfectly blending luxury, comfort, and the iconic Troon lifestyle.

4. 2026-01-30
   listed $769,000 Active 904-char remark

   Show marketing remark (904 chars)

   Luxury living in a gated community, all set along a premier public golf course. This stunning 2-bedroom, 2-bath condo offers 1,723 sq ft of thoughtfully designed living space with an open, split floor plan. Interior features include wood-look tile plank flooring, custom shutters, and a versatile den ideal for work or relaxation. The chef's kitchen is well-appointed with granite countertops, stainless steel appliances, a gas cooktop, abundant cabinetry, and a walk-in pantry. The spacious primary suite offers a private exit to the covered patio, a generous walk-in closet, and a spa-inspired en suite with dual sinks and a walk-in shower. Unwind on the covered back patio with a cozy fireplace while enjoying peaceful desert Community amenities include a resort-style pool and spa, fitness center, and beautifully maintained grounds perfectly blending luxury, comfort, and the iconic Troon lifestyle.

5. 2026-01-29
   historical $769,000 904-char remark

   Show marketing remark (904 chars)

   Luxury living in a gated community, all set along a premier public golf course. This stunning 2-bedroom, 2-bath condo offers 1,723 sq ft of thoughtfully designed living space with an open, split floor plan. Interior features include wood-look tile plank flooring, custom shutters, and a versatile den ideal for work or relaxation. The chef's kitchen is well-appointed with granite countertops, stainless steel appliances, a gas cooktop, abundant cabinetry, and a walk-in pantry. The spacious primary suite offers a private exit to the covered patio, a generous walk-in closet, and a spa-inspired en suite with dual sinks and a walk-in shower. Unwind on the covered back patio with a cozy fireplace while enjoying peaceful desert Community amenities include a resort-style pool and spa, fitness center, and beautifully maintained grounds perfectly blending luxury, comfort, and the iconic Troon lifestyle.

6. 2020-01-15
   soldstatus $463,000 Closed 630-char remark

   Show marketing remark (630 chars)

   A pristine condo is yours to enjoy at The Ridge in Troon North. Very spacious covered patio with gas fireplace to enjoy the sunsets, desert and boulder views. Remote outdoor blinds for additional privacy and indoor/outdoor living. Large great room with split bedroom floorplan. Designer finishes include wood look tile flooring, Bosch appliances, RO System, upgraded cabinetry with pulls, Attached two car tandem garage,tankless gas hot water heater and water softener. Community pool, spa & fitness center. Walking distance to Troon North Golf Club. Close to hiking and biking trails. Come enjoy the Troon North lifestyle.

7. 2020-01-15
   soldstatus $463,000

   Show marketing remark (630 chars)

   A pristine condo is yours to enjoy at The Ridge in Troon North. Very spacious covered patio with gas fireplace to enjoy the sunsets, desert and boulder views. Remote outdoor blinds for additional privacy and indoor/outdoor living. Large great room with split bedroom floorplan. Designer finishes include wood look tile flooring, Bosch appliances, RO System, upgraded cabinetry with pulls, Attached two car tandem garage,tankless gas hot water heater and water softener. Community pool, spa & fitness center. Walking distance to Troon North Golf Club. Close to hiking and biking trails. Come enjoy the Troon North lifestyle.

8. 2019-11-11
   status Pending 630-char remark

   Show marketing remark (630 chars)

   A pristine condo is yours to enjoy at The Ridge in Troon North. Very spacious covered patio with gas fireplace to enjoy the sunsets, desert and boulder views. Remote outdoor blinds for additional privacy and indoor/outdoor living. Large great room with split bedroom floorplan. Designer finishes include wood look tile flooring, Bosch appliances, RO System, upgraded cabinetry with pulls, Attached two car tandem garage,tankless gas hot water heater and water softener. Community pool, spa & fitness center. Walking distance to Troon North Golf Club. Close to hiking and biking trails. Come enjoy the Troon North lifestyle.

9. 2019-10-28
   price $475,000 630-char remark

   Show marketing remark (630 chars)

   A pristine condo is yours to enjoy at The Ridge in Troon North. Very spacious covered patio with gas fireplace to enjoy the sunsets, desert and boulder views. Remote outdoor blinds for additional privacy and indoor/outdoor living. Large great room with split bedroom floorplan. Designer finishes include wood look tile flooring, Bosch appliances, RO System, upgraded cabinetry with pulls, Attached two car tandem garage,tankless gas hot water heater and water softener. Community pool, spa & fitness center. Walking distance to Troon North Golf Club. Close to hiking and biking trails. Come enjoy the Troon North lifestyle.

10. 2019-09-12
    price $485,000 630-char remark

    Show marketing remark (630 chars)

    A pristine condo is yours to enjoy at The Ridge in Troon North. Very spacious covered patio with gas fireplace to enjoy the sunsets, desert and boulder views. Remote outdoor blinds for additional privacy and indoor/outdoor living. Large great room with split bedroom floorplan. Designer finishes include wood look tile flooring, Bosch appliances, RO System, upgraded cabinetry with pulls, Attached two car tandem garage,tankless gas hot water heater and water softener. Community pool, spa & fitness center. Walking distance to Troon North Golf Club. Close to hiking and biking trails. Come enjoy the Troon North lifestyle.

11. 2019-08-01
    price $499,900 630-char remark

    Show marketing remark (630 chars)

    A pristine condo is yours to enjoy at The Ridge in Troon North. Very spacious covered patio with gas fireplace to enjoy the sunsets, desert and boulder views. Remote outdoor blinds for additional privacy and indoor/outdoor living. Large great room with split bedroom floorplan. Designer finishes include wood look tile flooring, Bosch appliances, RO System, upgraded cabinetry with pulls, Attached two car tandem garage,tankless gas hot water heater and water softener. Community pool, spa & fitness center. Walking distance to Troon North Golf Club. Close to hiking and biking trails. Come enjoy the Troon North lifestyle.

12. 2019-06-18
    price $510,000 630-char remark

    Show marketing remark (630 chars)

    A pristine condo is yours to enjoy at The Ridge in Troon North. Very spacious covered patio with gas fireplace to enjoy the sunsets, desert and boulder views. Remote outdoor blinds for additional privacy and indoor/outdoor living. Large great room with split bedroom floorplan. Designer finishes include wood look tile flooring, Bosch appliances, RO System, upgraded cabinetry with pulls, Attached two car tandem garage,tankless gas hot water heater and water softener. Community pool, spa & fitness center. Walking distance to Troon North Golf Club. Close to hiking and biking trails. Come enjoy the Troon North lifestyle.

13. 2019-05-17
    price $525,000 630-char remark

    Show marketing remark (630 chars)

    A pristine condo is yours to enjoy at The Ridge in Troon North. Very spacious covered patio with gas fireplace to enjoy the sunsets, desert and boulder views. Remote outdoor blinds for additional privacy and indoor/outdoor living. Large great room with split bedroom floorplan. Designer finishes include wood look tile flooring, Bosch appliances, RO System, upgraded cabinetry with pulls, Attached two car tandem garage,tankless gas hot water heater and water softener. Community pool, spa & fitness center. Walking distance to Troon North Golf Club. Close to hiking and biking trails. Come enjoy the Troon North lifestyle.

14. 2019-05-10
    price $530,000 630-char remark

    Show marketing remark (630 chars)

    A pristine condo is yours to enjoy at The Ridge in Troon North. Very spacious covered patio with gas fireplace to enjoy the sunsets, desert and boulder views. Remote outdoor blinds for additional privacy and indoor/outdoor living. Large great room with split bedroom floorplan. Designer finishes include wood look tile flooring, Bosch appliances, RO System, upgraded cabinetry with pulls, Attached two car tandem garage,tankless gas hot water heater and water softener. Community pool, spa & fitness center. Walking distance to Troon North Golf Club. Close to hiking and biking trails. Come enjoy the Troon North lifestyle.

15. 2019-03-08
    listed $540,000 Active 630-char remark

    Show marketing remark (630 chars)

    A pristine condo is yours to enjoy at The Ridge in Troon North. Very spacious covered patio with gas fireplace to enjoy the sunsets, desert and boulder views. Remote outdoor blinds for additional privacy and indoor/outdoor living. Large great room with split bedroom floorplan. Designer finishes include wood look tile flooring, Bosch appliances, RO System, upgraded cabinetry with pulls, Attached two car tandem garage,tankless gas hot water heater and water softener. Community pool, spa & fitness center. Walking distance to Troon North Golf Club. Close to hiking and biking trails. Come enjoy the Troon North lifestyle.

ⓘ 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: $1,772 · $148/mo
• Projected year-2 tax: $4,877 · $406/mo
• Expected delta: +$3,106/yr (+$259/mo · 175.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $58,898
• − Mortgage interest: −$41,395
• − Property taxes: −$1,772
• − Insurance: −$3,695
• − Repairs & maintenance: −$4,712
• − Management: −$4,712
• − HOA: −$4,500
• − Depreciation: −$21,498
• Taxable loss: −$23,386
• Est. tax savings @ 24.0%: +$5,613
• After-tax cash flow: $-4,330/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): 14,329
• Household income: $177,790
• Rent vs Own: 3.1% rent · 96.9% own
• Severe rent burden: 70.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Portuguese 4% Lithuanian 3%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% 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: ▼ -39.65%
• Current HPI: 286.3814
• 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

+36.9% since first listed

13 events — show timeline

• 2026-03-11 Price Changed $739,000 ARMLS
• 2026-01-30 Listed $769,000 ARMLS
• 2026-01-29 Coming Soon $769,000 ARMLS
• 2020-01-15 Sold (Public Records) $463,000 Public Records
• 2020-01-15 Sold (MLS) $463,000 ARMLS
• 2019-11-11 Pending — ARMLS
• 2019-10-28 Price Changed $475,000 ARMLS
• 2019-09-12 Price Changed $485,000 ARMLS
• 2019-08-01 Price Changed $499,900 ARMLS
• 2019-06-18 Price Changed $510,000 ARMLS
• 2019-05-17 Price Changed $525,000 ARMLS
• 2019-05-10 Price Changed $530,000 ARMLS
• 2019-03-08 Listed $540,000 ARMLS

Property tax history

-1.0%/yr

Latest (2025): $1,772 · +1.9% YoY. Source: county tax records.