25150 N Windy Walk Dr #14 · Scottsdale, AZ 85255

$886,000

2 bd · 3.0 ba · 1,988 sqft · SingleFamily public records · 223 Days on market

Built 1987 5,243 sqft lot $446/sqft · 15% below area Est $1048k · 15% under $562/mo HOA · 12% 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 +14.4/15.0
• Appreciation +7.8/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Cash flow +2.9/30.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Totally remodeled 2025 Designed by renowned Architect, Award winning Vernon Swaback of Taliesen Frank Lloyd Wright school. Impeccable vistas of Mtns, high Sonoran desert. All SINGLE level home, No COMMON WALLS, located in 24/7 GUARD gated Troon Village. Golf/Tennis community. Exclusive Ballantrae Ridge HOA private features community pool, Spa and fitness club house included. Perfect ''lock and leave' with low maintenance. Soaring ceilings. Designed windows. Metal rolling shields at patio doors. Contemporary cabinetry, gourmet appliances. custom built-ins , custom quality finishes throughout. Prestigious Scottsdale address. Golf, tennis and Country Club privileges available. Come see this unique offering

Key facts

• Lock and leave
• Community pool
• Fitness club house

Tags

• DESIGNED BY RENOWNED ARCHITECT
• GUARD GATED
• COMMUNITY POOL
• FITNESS CLUB HOUSE
• LOCK AND LEAVE
• GOURMET APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $886k.

Deal economics

• At list price, monthly cash flow is $-3k ($-35k/yr) — negative.
• To cash-flow at today's rent, offer at most $467k (47.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $479k (45.9% below list).
• Recommended offer: $467k (47.3% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents rising fast (+4.4%/yr); 720 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 41% of the median local income ($141k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $56k of equity ($6k loan paydown + $50k 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 ~$90k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($780k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $73k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $460k; list at $886k implies a 93% 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 $466,547 (47.3% 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 223 days. Have you received any prior offers? Is the seller open to a 47% 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: 0.54% ✗
• Cap rate: 2.37%
• Cash-on-cash: -14.02%
• DSCR: 0.38
• GRM: 15.4

CMA / ARV

• ARV (median comp): $1,047,830
• List price: $886,000
• Delta: -15.44%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25150 N Windy Walk Dr #6	0.00mi	2/2.0	1,781 (-10%)	1mo	$806,000	$453	78
25150 N Windy Walk Dr #1	0.00mi	2/2.5	2,197 (+10%)	14mo	$850,000	$387	69
25150 N Windy Walk Dr #61	0.00mi	2/2.0	1,781 (-10%)	16mo	$845,000	$474	66
25150 N Windy Walk Dr #5	0.00mi	3/2.5 (+1)	2,197 (+10%)	19mo	$925,000	$421	60
24350 N Whispering Ridge Way #9	0.53mi	3/2.0 (+1)	2,088 (+5%)	1mo	$1,175,000	$563	57
24350 N Whispering Ridge Way #10	0.53mi	3/2.0 (+1)	2,088 (+5%)	3mo	$1,165,000	$558	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 3.6%
• Equity multiple: 1.24×
• Total profit: $59,571
• Equity at exit: $536,788

10-year hold

• IRR: 6.7%
• Equity multiple: 2.37×
• Total profit: $341,002
• Equity at exit: $956,475

Cash invested: $248,080 (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: 15.4×

Monthly cashflow live

• Estimated rent: $4,793 high
• Mortgage (P&I): −$4,646
• Tax est. 1.5%: −$1,108 /mo · $13,290/yr
• Insurance: −$369
• HOA: −$562
• Vacancy / Maint / Mgmt: −$1,006
• Net cashflow: $-2,899

Break-even live

Break-even rent $8,462

Max offer price $466,547

Occupancy floor —

Sensitivity live

Price	-10% $-2,286	-5% $-2,593	+0% $-2,899	+5% $-3,205	+10% $-3,511
Rent	-10% $-3,277	-5% $-3,088	+0% $-2,899	+5% $-2,709	+10% $-2,520
Rate	-1.0pp $-2,453	-0.5pp $-2,673	base $-2,899	+0.5pp $-3,128	+1.0pp $-3,362

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: $221,500
• Closing costs: $26,580
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25555 N Windy Walk Dr #1 Scottsdale, AZ	2.0	2.0	1337	$3,950	$2.95	0d	1	0.32mi
25555 N Windy Walk Dr #77 Scottsdale, AZ	2.0	2.0	1575	$5,395	$3.43	25d	1	0.32mi
25555 N Windy Walk Dr #77 Scottsdale, AZ	2.0	2.0	1545	$6,500	$4.21	3d	1	0.32mi
26627 N 104th Way Scottsdale, AZ	3.0	3.0	2112	$4,950	$2.34	19d	1	0.98mi
10437 E Monterra Way Scottsdale, AZ	3.0	2.0	2145	$3,750	$1.75	6d	1	0.99mi
11516 E Ranch Gate Rd Scottsdale, AZ	3.0	2.5	2145	$7,500	$3.50	44d	1	1.10mi
11533 E Bronco Trl Scottsdale, AZ	2.0	2.5	2090	$3,499	$1.67	15d	1	1.15mi
27000 N Alma School Pkwy Scottsdale, AZ	3.0	2.5–3.0	2385	$7,750	$3.25	44d	3	1.23mi
27000 N Alma School Pkwy #1012 Scottsdale, AZ	3.0	2.5	2144	$9,000	$4.20	25d	1	1.23mi
11591 E Desert Willow Dr Scottsdale, AZ	3.0	2.5	2090	$3,995	$1.91	44d	1	1.26mi
26362 N 115th St Scottsdale, AZ	2.0	2.5	1860	$4,500	$2.42	44d	1	1.37mi

HOA detail

• Monthly dues: $562 · $6,744/yr
• Likely covers: cablepoolsecurity

Listing history 22 events

1. 2026-06-18
   days on market $886,000 Active 223 DOM
2. 2026-06-17
   days on market $886,000 Active 222 DOM
3. 2026-06-16
   days on market $886,000 Active 221 DOM
4. 2026-06-15
   days on market $886,000 Active 220 DOM
5. 2026-06-13
   days on market $886,000 Active 218 DOM
6. 2026-06-13
   days on market $886,000 Active 217 DOM
7. 2026-06-09
   days on market $886,000 Active 214 DOM
8. 2026-06-08
   days on market $886,000 Active 213 DOM
9. 2026-06-07
   days on market $886,000 Active 212 DOM
10. 2026-06-04
    days on market $886,000 Active 209 DOM
11. 2026-06-03
    days on market $886,000 Active 208 DOM
12. 2026-06-02
    days on market $886,000 Active 207 DOM
13. 2026-06-01
    days on market $886,000 Active 206 DOM
14. 2026-05-31
    days on market $886,000 Active 205 DOM
15. 2026-03-07
    price $886,000 713-char remark

    Show marketing remark (713 chars)

    Totally remodeled 2025 Designed by renowned Architect, Award winning Vernon Swaback of Taliesen Frank Lloyd Wright school. Impeccable vistas of Mtns, high Sonoran desert. All SINGLE level home, No COMMON WALLS, located in 24/7 GUARD gated Troon Village. Golf/Tennis community. Exclusive Ballantrae Ridge HOA private features community pool, Spa and fitness club house included. Perfect ''lock and leave' with low maintenance. Soaring ceilings. Designed windows. Metal rolling shields at patio doors. Contemporary cabinetry, gourmet appliances. custom built-ins , custom quality finishes throughout. Prestigious Scottsdale address. Golf, tennis and Country Club privileges available. Come see this unique offering

16. 2026-01-04
    status Active 713-char remark

    Show marketing remark (713 chars)

    Totally remodeled 2025 Designed by renowned Architect, Award winning Vernon Swaback of Taliesen Frank Lloyd Wright school. Impeccable vistas of Mtns, high Sonoran desert. All SINGLE level home, No COMMON WALLS, located in 24/7 GUARD gated Troon Village. Golf/Tennis community. Exclusive Ballantrae Ridge HOA private features community pool, Spa and fitness club house included. Perfect ''lock and leave' with low maintenance. Soaring ceilings. Designed windows. Metal rolling shields at patio doors. Contemporary cabinetry, gourmet appliances. custom built-ins , custom quality finishes throughout. Prestigious Scottsdale address. Golf, tennis and Country Club privileges available. Come see this unique offering

17. 2026-01-04
    price $899,000 713-char remark

    Show marketing remark (713 chars)

    Totally remodeled 2025 Designed by renowned Architect, Award winning Vernon Swaback of Taliesen Frank Lloyd Wright school. Impeccable vistas of Mtns, high Sonoran desert. All SINGLE level home, No COMMON WALLS, located in 24/7 GUARD gated Troon Village. Golf/Tennis community. Exclusive Ballantrae Ridge HOA private features community pool, Spa and fitness club house included. Perfect ''lock and leave' with low maintenance. Soaring ceilings. Designed windows. Metal rolling shields at patio doors. Contemporary cabinetry, gourmet appliances. custom built-ins , custom quality finishes throughout. Prestigious Scottsdale address. Golf, tennis and Country Club privileges available. Come see this unique offering

18. 2025-08-20
    historical 713-char remark

    Show marketing remark (713 chars)

    Totally remodeled 2025 Designed by renowned Architect, Award winning Vernon Swaback of Taliesen Frank Lloyd Wright school. Impeccable vistas of Mtns, high Sonoran desert. All SINGLE level home, No COMMON WALLS, located in 24/7 GUARD gated Troon Village. Golf/Tennis community. Exclusive Ballantrae Ridge HOA private features community pool, Spa and fitness club house included. Perfect ''lock and leave' with low maintenance. Soaring ceilings. Designed windows. Metal rolling shields at patio doors. Contemporary cabinetry, gourmet appliances. custom built-ins , custom quality finishes throughout. Prestigious Scottsdale address. Golf, tennis and Country Club privileges available. Come see this unique offering

19. 2025-06-24
    listed $959,000 Active 713-char remark

    Show marketing remark (713 chars)

    Totally remodeled 2025 Designed by renowned Architect, Award winning Vernon Swaback of Taliesen Frank Lloyd Wright school. Impeccable vistas of Mtns, high Sonoran desert. All SINGLE level home, No COMMON WALLS, located in 24/7 GUARD gated Troon Village. Golf/Tennis community. Exclusive Ballantrae Ridge HOA private features community pool, Spa and fitness club house included. Perfect ''lock and leave' with low maintenance. Soaring ceilings. Designed windows. Metal rolling shields at patio doors. Contemporary cabinetry, gourmet appliances. custom built-ins , custom quality finishes throughout. Prestigious Scottsdale address. Golf, tennis and Country Club privileges available. Come see this unique offering

20. 2021-05-20
    soldstatus $460,000
21. 1995-10-31
    soldstatus $245,000
22. 1987-10-02
    soldstatus $277,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°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: $57,512
• − Mortgage interest: −$49,630
• − Property taxes: −$13,290
• − Insurance: −$4,430
• − Repairs & maintenance: −$4,601
• − Management: −$4,601
• − HOA: −$6,744
• − Depreciation: −$25,775
• Taxable loss: −$51,558
• Est. tax savings @ 24.0%: +$12,374
• After-tax cash flow: $-22,411/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): 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

+219.9% since first listed

8 events — show timeline

• 2026-03-07 Price Changed $886,000 ARMLS
• 2026-01-04 Relisted — ARMLS
• 2026-01-04 Price Changed $899,000 ARMLS
• 2025-08-20 Listing Removed — ARMLS
• 2025-06-24 Listed $959,000 ARMLS
• 2021-05-20 Sold (Public Records) $460,000 Public Records
• 1995-10-31 Sold (Public Records) $245,000 Public Records
• 1987-10-02 Sold (Public Records) $277,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,713 · +0.8% YoY. Source: county tax records.