8260 E Arabian Trl #176 · Scottsdale, AZ 85258

$259,900

1 bd · 1.0 ba · 780 sqft · Condo public records · 4 Days on market

Built 1979 $321/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).

• Cash flow +11.6/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• DSCR +3.4/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated 1st floor condo in the heart of Scottsdale. Incredible location: Mins. to Loop 101 Freeway, great shopping, golfing, dining & nightlife (Kierland, Scottsdale Quarter, Fashion Square, Old Town Scottsdale, West World). Also near by is Talking Stick Casino, Top Golf, Spring Training Games, WM Open Golf Tournament, Barrett-Jackson Car Auction/Show, Arabian Horse Show and lots of hiking / biking trails. The Belcara community provides a lush green environment full of winding paths, two swimming pools & spa's, well equipped fitness center and clubhouse for your enjoyment. This unit features a spacious layout with updated kitchen and bathroom, it's own private stackable washer & dryer and 1 covered parking space. Act fast. These units sell the moment they are listed.

Key facts

• Upgraded baths
• Close to freeways
• Granite countertops

Tags

• FULLY FURNISHED
• UPGRADED BATHS
• GRANITE COUNTERTOPS
• WALKING AND BIKING PATHS
• CLOSE TO FREEWAYS
• UPSCALE DINING

Property features AI

Finance

• HOA & community: Monthly association fee of $300; Additional annual association fee of $260; Association covers roof repair and replacement, insurance, sewer, grounds maintenance, front yard maintenance, trash, water, and exterior maintenance; Community amenities: pool, heated community spa, biking/walking path, fitness center

Exterior

• Parking: Assigned parking in a community structure; One covered parking space; One carport space
• Utilities: City water; Public sewer
• Home design: Apartment (attached); Fee simple ownership
• Construction: Stucco and wood frame construction; Painted exterior; Other roof type
• Exterior features: Storage; No fencing; Mountain views

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Disposal
• Bedrooms: One bedroom (possible)
• Flooring: Tile
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Granite counters; Furnished (see remarks); No interior steps; Full bath in primary bedroom; Dual-pane windows
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $-82 ($-980/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (14.5% below list).
• Recommended offer: $222k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• 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.
• Zoned schools: Cochise Elementary School (math 76% / reading 70%, grade A, #39 of 1,109 statewide, top 4%, 615 students, 4% FRL); Cocopah Middle School (math 63% / reading 63%, grade B+, #3 of 218 statewide, top 1%, 886 students, 9% FRL); Chaparral High School (math 40% / reading 35%, grade F, #82 of 381 statewide, top 22%, 2,038 students, 6% FRL) — zoned schools average 6% FRL vs 21% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.6%/yr); 299 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $215k; 21% 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 $222,186 (14.5% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.85% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.31×
• Total profit: $-50,347
• Equity at exit: $38,752

10-year hold

• IRR: -16.5%
• Equity multiple: 0.14×
• Total profit: $-62,618
• Equity at exit: $22,471

Cash invested: $72,772 (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 85258

• Rents YoY: 1.6%
• Active inventory: 299
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,222 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$45 /mo · $537/yr
• Insurance: −$108
• HOA: −$321
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-82

Break-even live

Break-even rent $2,325

Max offer price $245,468

Occupancy floor 99%

Sensitivity live

Price	-10% $65	-5% $-8	+0% $-82	+5% $-452	+10% $-541
Rent	-10% $-257	-5% $-169	+0% $-82	+5% $6	+10% $94
Rate	-1.0pp $49	-0.5pp $-16	base $-82	+0.5pp $-149	+1.0pp $-218

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8260 E Arabian Trl Scottsdale, AZ	1.0–2.0	1.0–2.0	961	$1,475	$1.53	45d	3	0.03mi
8260 E Arabian Trl Scottsdale, AZ	1.0–2.0	1.0–2.0	961	$1,850	$1.92	18d	2	0.03mi
8260 E Arabian Trl #275 Scottsdale, AZ	2.0	2.0	1073	$4,000	$3.73	6d	1	0.03mi
8256 E Arabian Trl #126 Scottsdale, AZ	2.0	1.0	901	$2,000	$2.22	45d	1	0.05mi
8250 E Arabian Trl Scottsdale, AZ	1.0–2.0	1.0–2.0	926	$2,350	$2.54	45d	2	0.11mi
7700 E Gainey Ranch Rd Scottsdale, AZ	2.0	2.0	1449	$4,250	$2.93	19d	3	0.37mi
7710 E Gainey Ranch Rd Scottsdale, AZ	2.0–3.0	1.5–2.5	1121	$3,495	$3.12	0d	4	0.43mi
8700 E Mountain View Rd Scottsdale, AZ	2.0–3.0	2.0	1216	$3,500	$2.88	45d	2	0.61mi
10101 N Arabian Trl Scottsdale, AZ	2.0	2.0	1077	$3,624	$3.36	45d	3	0.72mi
10101 N Arabian Trl #2004 Scottsdale, AZ	2.0	2.0	1055	$3,400	$3.22	0d	1	0.75mi
8787 E Mountain View Rd Scottsdale, AZ	1.0–3.0	1.0–2.0	1113	$1,625	$1.46	15d	10	0.75mi
8787 E Mountain View Rd Scottsdale, AZ	1.0–3.0	1.0–2.0	1093	$1,595	$1.46	0d	10	0.75mi
9449 N 90th St Scottsdale, AZ	1.0	1.0	723	$1,974	$2.73	1d	31	0.99mi
9340 N 92nd St Scottsdale, AZ	2.0	1.5–2.0	1134	$3,150	$2.78	45d	2	1.22mi
9850 N 73rd St Scottsdale, AZ	1.0–3.0	1.0–2.0	1071	$1,619	$1.51	0d	9	1.23mi
9465 N 92nd St Scottsdale, AZ	2.0–3.0	2.0	1230	$1,675	$1.36	16d	2	1.26mi
9465 N 92nd St Scottsdale, AZ	1.0–2.0	1.0–2.0	929	$1,375	$1.48	0d	2	1.26mi
9340 N 92nd St #204 Scottsdale, AZ	2.0	2.0	1114	$3,300	$2.96	23d	1	1.26mi
8300 E Via de Ventura #2025 Scottsdale, AZ	2.0	2.0	1046	$2,600	$2.49	26d	1	1.29mi
9345 N 92nd St #202 Scottsdale, AZ	2.0	2.0	1100	$1,595	$1.45	45d	1	1.30mi
8649 E Royal Palm Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	952	$1,450	$1.52	0d	5	1.32mi
8649 E Royal Palm Rd Scottsdale, AZ	1.0–3.0	1.0–2.0	1012	$1,800	$1.78	15d	6	1.32mi
9270 E Mission Ln #219 Scottsdale, AZ	2.0	2.0	1114	$3,000	$2.69	26d	1	1.34mi
9275 E Mission Ln Scottsdale, AZ	1.0–2.0	1.0–2.0	994	$1,775	$1.78	26d	2	1.35mi
8311 E Via de Ventura Unit 1 Scottsdale, AZ	1.0	1.0	942	$1,832	$1.94	45d	1	1.40mi
9990 N Scottsdale Rd Paradise Valley, AZ	2.0–3.0	2.0	1116	$2,100	$1.88	20d	4	1.40mi
9990 N Scottsdale Rd Paradise Valley, AZ	2.0–3.0	2.0	1116	$2,500	$2.24	45d	3	1.40mi
9990 N Scottsdale Rd Paradise Valley, AZ	1.0–3.0	1.0–2.0	1010	$1,500	$1.48	6d	5	1.40mi
9450 N 94th Pl #210 Scottsdale, AZ	1.0	1.0	802	$1,600	$2.00	45d	1	1.41mi
8375 E Via de Ventura Scottsdale, AZ	3.0	1.0–2.0	862	$1,510	$1.75	0d	37	1.44mi
8311 E Via de Ventura Scottsdale, AZ	1.0	1.0	942	$1,908	$2.03	45d	1	1.44mi
9430 E Mission Ln Scottsdale, AZ	2.0–3.0	2.0	1230	$1,550	$1.26	16d	2	1.46mi
9445 N 94th Pl Scottsdale, AZ	1.0–2.0	1.0–2.0	1087	$1,675	$1.54	20d	2	1.48mi

HOA detail condo

• Monthly dues: $321 · $3,852/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-21
   days on market $259,900 Active 4 DOM
2. 2026-06-17
   remarks 530-char remark
3. 2026-06-17
   listed $259,900 Active 1 DOM

ⓘ 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: $537 · $45/mo
• Projected year-2 tax: $1,715 · $143/mo
• Expected delta: +$1,179/yr (+$98/mo · 219.6%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $26,662
• − Mortgage interest: −$14,558
• − Property taxes: −$537
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,133
• − Management: −$2,133
• − HOA: −$3,852
• − Depreciation: −$7,561
• Taxable loss: −$5,411
• Est. tax savings @ 24.0%: +$1,299
• After-tax cash flow: $318/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 — 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): 25,545
• Household income: $114,111
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 832.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 6% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 5% Italian 5% Lithuanian 4%
• Foreign-born: 13% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -461.15%
• Current HPI: 335.6925
• Rent YoY: ▲ 1.60%
• 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

+128.0% since first listed

13 events — show timeline

• 2026-06-17 Listed $259,900 ARMLS
• 2021-04-19 Sold (Public Records) $215,000 Public Records
• 2021-04-19 Sold (MLS) $215,000 ARMLS
• 2021-04-15 Pending — ARMLS
• 2021-04-14 Sold (MLS) $215,000 ARMLS
• 2021-03-19 Contingent — ARMLS
• 2021-03-15 Listed $205,000 ARMLS
• 2017-08-18 Sold (Public Records) $125,000 Public Records
• 2017-08-18 Sold (MLS) $125,000 ARMLS
• 2017-08-04 Pending — ARMLS
• 2017-07-17 Listed $125,000 ARMLS
• 2013-11-23 Listing Removed — ARMLS
• 2013-05-22 Listed $114,000 ARMLS

Property tax history

-1.9%/yr

Latest (2025): $537 · +4.2% YoY. Source: county tax records.