6700 E Malcomb Dr · Paradise Valley, AZ 85253

$5,999,000

7 bd · 7.0 ba · 6,149 sqft · SingleFamily public records · 60 Days on market

Built 2000 1.01 ac lot $976/sqft · at area comps Est $7454k · 20% under

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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 +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.8/10.0
• Rent growth +4.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Secluded one-acre estate tucked down a privately owned road just off Scottsdale Rd & Lincoln, where privacy, mountain views, and resort-style living come together in the heart of Paradise Valley. The property captures mountain views, creating a stunning backdrop for everyday living and unforgettable sunsets. The grounds feel like a private resort with a heated pool and spa, ramada with full outdoor kitchen (grill, smoker, griddle, fridge), fire table, misters, and heaters, plus an incredible estate orchard and raised garden beds for a rare farm-to-table lifestyle. Recently reimagined through an $800K renovation in 2025, the home now offers bright, contemporary interiors and effortless single-level living with no interior steps. At the center of the home is a chef's kitchen designed for gathering, featuring GE Monogram appliances, a 6-burner gas range, dual dishwashers, cooling drawers, and a fully equipped butler's pantry with wine refrigeration. The main living space is both elegant and inviting, anchored by a custom saltwater aquarium set into a dramatic stone feature wall, while Sonos whole-home audio and a dedicated media room create the perfect environment for entertaining or relaxing. A standout feature is the 1,034 sq ft detached casita, offering two bedrooms, its own living space, laundry, sound system, and private security system--ideal for extended family, long-term guests, a caretaker, or a private office/studio retreat.

Key facts

• 1.01 acre lot
• 3 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 7-bed/7.0-bath single-family listed at $6.00M.

Deal economics

• At list price, monthly cash flow is $-31k ($-376k/yr) — negative.
• To cash-flow at today's rent, offer at most $468k (92.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $484k (91.9% below list).
• Recommended offer: $468k (92.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 63/100 on livability (#123 in AZ) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: commute D, amenities F, 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 fast (+8.6%/yr); 354 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 31% of the median local income ($185k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $641k of equity ($41k loan paydown + $600k appreciation (10.0% 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 ~$1.03M cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($5.82M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $401k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.90M; list at $6.00M implies a 217% 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 $467,698 (92.2% 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 60 days. Have you received any prior offers? Is the seller open to a 92% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.08% ✗
• Cap rate: 0.03%
• Cash-on-cash: -22.37%
• DSCR: 0.00
• GRM: 103.3

CMA / ARV

• ARV (median comp): $7,453,799
• List price: $5,999,000
• Delta: -19.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.77×
• Total profit: $1,294,736
• Equity at exit: $5,404,374

10-year hold

• IRR: 10.8%
• Equity multiple: 4.24×
• Total profit: $5,436,830
• Equity at exit: $11,654,738

Cash invested: $1,679,720 (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 85253

• Home prices YoY: 4.2%
• Rents YoY: 8.6%
• Active inventory: 354
• Price-to-rent: 103.3×

Monthly cashflow live

• Estimated rent: $4,840 medium
• Mortgage (P&I): −$31,459
• Tax from tax record: −$1,176 /mo · $14,113/yr
• Insurance: −$2,500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,016
• Net cashflow: $-31,311

Break-even live

Break-even rent $44,475

Max offer price $467,698

Occupancy floor —

Sensitivity live

Price	-10% $-27,916	-5% $-29,614	+0% $-31,311	+5% $-33,009	+10% $-34,707
Rent	-10% $-31,694	-5% $-31,503	+0% $-31,311	+5% $-31,120	+10% $-30,929
Rate	-1.0pp $-28,290	-0.5pp $-29,786	base $-31,311	+0.5pp $-32,866	+1.0pp $-34,447

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: $1,499,750
• Closing costs: $179,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6443 E Malcomb Dr Unit 1558677P Paradise Valley, AZ	6.0	6.5	7265	$20,655	$2.84	0d	1	0.29mi
6708 E San Miguel Ave Paradise Valley, AZ	6.0	7.0	7115	$30,000	$4.22	44d	1	0.69mi
7730 N Mockingbird Ln Paradise Valley, AZ	6.0	6.5	5481	$40,000	$7.30	44d	1	1.42mi

Listing history 10 events

1. 2026-06-01
   days on market $5,999,000 Active 60 DOM
2. 2026-05-31
   days on market $5,999,000 Active 59 DOM
3. 2026-04-24
   price $5,999,000 1467-char remark

   Show marketing remark (1467 chars)

   Secluded one-acre estate tucked down a privately owned road just off Scottsdale Rd & Lincoln, where privacy, mountain views, and resort-style living come together in the heart of Paradise Valley. The property captures mountain views, creating a stunning backdrop for everyday living and unforgettable sunsets. The grounds feel like a private resort with a heated pool and spa, ramada with full outdoor kitchen (grill, smoker, griddle, fridge), fire table, misters, and heaters, plus an incredible estate orchard and raised garden beds for a rare farm-to-table lifestyle. Recently reimagined through an $800K renovation in 2025, the home now offers bright, contemporary interiors and effortless single-level living with no interior steps. At the center of the home is a chef's kitchen designed for gathering, featuring GE Monogram appliances, a 6-burner gas range, dual dishwashers, cooling drawers, and a fully equipped butler's pantry with wine refrigeration. The main living space is both elegant and inviting, anchored by a custom saltwater aquarium set into a dramatic stone feature wall, while Sonos whole-home audio and a dedicated media room create the perfect environment for entertaining or relaxing. A standout feature is the 1,034 sq ft detached casita, offering two bedrooms, its own living space, laundry, sound system, and private security system--ideal for extended family, long-term guests, a caretaker, or a private office/studio retreat.

4. 2026-04-02
   listed $6,400,000 Active 1467-char remark

   Show marketing remark (1467 chars)

   Secluded one-acre estate tucked down a privately owned road just off Scottsdale Rd & Lincoln, where privacy, mountain views, and resort-style living come together in the heart of Paradise Valley. The property captures mountain views, creating a stunning backdrop for everyday living and unforgettable sunsets. The grounds feel like a private resort with a heated pool and spa, ramada with full outdoor kitchen (grill, smoker, griddle, fridge), fire table, misters, and heaters, plus an incredible estate orchard and raised garden beds for a rare farm-to-table lifestyle. Recently reimagined through an $800K renovation in 2025, the home now offers bright, contemporary interiors and effortless single-level living with no interior steps. At the center of the home is a chef's kitchen designed for gathering, featuring GE Monogram appliances, a 6-burner gas range, dual dishwashers, cooling drawers, and a fully equipped butler's pantry with wine refrigeration. The main living space is both elegant and inviting, anchored by a custom saltwater aquarium set into a dramatic stone feature wall, while Sonos whole-home audio and a dedicated media room create the perfect environment for entertaining or relaxing. A standout feature is the 1,034 sq ft detached casita, offering two bedrooms, its own living space, laundry, sound system, and private security system--ideal for extended family, long-term guests, a caretaker, or a private office/studio retreat.

5. 2012-07-06
   soldstatus $1,895,000 Closed 772-char remark

   Show marketing remark (772 chars)

   Upon entering this timeless Territorial home you are greeted with expansive views of the park like grounds. An office with built in shelving could also double as a sixth bedroom. A formal living and dining room with a service bar is the focal point of entertaining. A fabulous kitchen opens up to a breakfast room, family room and wonderful media, flex room. With the master bedroom split from the three secondary ensuite bedrooms, it includes a large sitting room, fireplace, access to outdoor grounds and an exercise/flex room making this master a retreat from all. A full service guest house with a kitchen, two bedrooms and a wrap around patio leave your guests with everything they could desire. Priced to sell, don't miss out on this incredible opportunity in PV!

6. 2012-07-06
   soldstatus $1,895,000

   Show marketing remark (772 chars)

   Upon entering this timeless Territorial home you are greeted with expansive views of the park like grounds. An office with built in shelving could also double as a sixth bedroom. A formal living and dining room with a service bar is the focal point of entertaining. A fabulous kitchen opens up to a breakfast room, family room and wonderful media, flex room. With the master bedroom split from the three secondary ensuite bedrooms, it includes a large sitting room, fireplace, access to outdoor grounds and an exercise/flex room making this master a retreat from all. A full service guest house with a kitchen, two bedrooms and a wrap around patio leave your guests with everything they could desire. Priced to sell, don't miss out on this incredible opportunity in PV!

7. 2012-05-04
   historical Under Contract Accepting Backups 772-char remark

   Show marketing remark (772 chars)

   Upon entering this timeless Territorial home you are greeted with expansive views of the park like grounds. An office with built in shelving could also double as a sixth bedroom. A formal living and dining room with a service bar is the focal point of entertaining. A fabulous kitchen opens up to a breakfast room, family room and wonderful media, flex room. With the master bedroom split from the three secondary ensuite bedrooms, it includes a large sitting room, fireplace, access to outdoor grounds and an exercise/flex room making this master a retreat from all. A full service guest house with a kitchen, two bedrooms and a wrap around patio leave your guests with everything they could desire. Priced to sell, don't miss out on this incredible opportunity in PV!

8. 2012-04-21
   listed $1,895,000 Active 772-char remark

   Show marketing remark (772 chars)

   Upon entering this timeless Territorial home you are greeted with expansive views of the park like grounds. An office with built in shelving could also double as a sixth bedroom. A formal living and dining room with a service bar is the focal point of entertaining. A fabulous kitchen opens up to a breakfast room, family room and wonderful media, flex room. With the master bedroom split from the three secondary ensuite bedrooms, it includes a large sitting room, fireplace, access to outdoor grounds and an exercise/flex room making this master a retreat from all. A full service guest house with a kitchen, two bedrooms and a wrap around patio leave your guests with everything they could desire. Priced to sell, don't miss out on this incredible opportunity in PV!

9. 1993-11-29
   soldstatus $155,000
10. 1986-09-16
    soldstatus $150,000

ⓘ 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: $14,113 · $1,176/mo
• Projected year-2 tax: $39,593 · $3,299/mo
• Expected delta: +$25,481/yr (+$2,123/mo · 180.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,080
• − Mortgage interest: −$336,037
• − Property taxes: −$14,113
• − Insurance: −$29,995
• − Repairs & maintenance: −$4,646
• − Management: −$4,646
• − Depreciation: −$174,516
• Taxable loss: −$505,874
• Est. tax savings @ 24.0%: +$121,410
• After-tax cash flow: $-254,328/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 — Paradise Valley

• Score: 63/100
• State rank: #123
• US rank: #15675

Category grades

Amenities F Commute D Cost of living F Crime A+ Employment A+ Housing C+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paradise Valley, AZ
• County: Maricopa County · 4,537,380 people
• City population: 290,846
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 17,904
• Household income: $184,979
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 298.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 9% Asian 5% Pacific Islander 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 4% Romanian 3% Slovak 3%
• Foreign-born: 15% · Canada, China
• Languages at home: 85% English-only · Spanish 5% Other Indo-European 4% Other Asian/Pacific 2%

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: ▲ 16.95%
• Current HPI: 416.0855
• Rent YoY: ▲ 8.63%
• 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

+3899.3% since first listed

8 events — show timeline

• 2026-04-24 Price Changed $5,999,000 ARMLS
• 2026-04-02 Listed $6,400,000 ARMLS
• 2012-07-06 Sold (Public Records) $1,895,000 Public Records
• 2012-07-06 Sold (MLS) $1,895,000 ARMLS
• 2012-05-04 Contingent — ARMLS
• 2012-04-21 Listed $1,895,000 ARMLS
• 1993-11-29 Sold (Public Records) $155,000 Public Records
• 1986-09-16 Sold (Public Records) $150,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $14,113 · +4.8% YoY. Source: county tax records.