4925 E Desert Cove Ave #359 · Phoenix, AZ 85254

$299,975

2 bd · 2.0 ba · 1,070 sqft · Condo public records · 61 Days on market

Built 1995 $280/sqft · 10% below area Est $333k · 10% under $350/mo HOA · 15% 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 +12.0/15.0
• Cash flow +8.9/30.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• 1% rule +3.0/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Best Price and Excellent Location in Scottsdale near the Upscale Redeveloping P.V. Mall area with Premier Shopping, Dinning & Amenities GALORE! To name a few; Flower Child, Life Time Fitness, Whole Foods, Trader Joe's, Fry's, The Vig, Costco and more. This 2BR/2BA in Gated Tuscany Villas Condo Resort Community offers a clubhouse, heated pool & spa, workout facility & borders Stone Creek Golf Course with paths for jogging, biking & walking. This bright end-unit features an open floorplan, balcony access off living area with Mountain views! Washer/dryer, fridge included & is available fully furnished, even Turn-key if desired. Covered Parking Space convenient to Entry/Stairs. Gently lived in as a second home 2- 3 months/year. New HVAC! Come view this great unit for yourself before it is gone

Key facts

• $350 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (19.9% below list).
• Recommended offer: $240k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.3% in Phoenix — 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 75/100 on livability (#16 in AZ, #3,924 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: health & safety C-, crime 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 (+3.4%/yr); 392 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $9k 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 61 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $139k; list at $300k implies a 116% 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 $240,381 (19.9% 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 61 days. Have you received any prior offers? Is the seller open to a 20% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.80% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.45%
• DSCR: 0.85
• GRM: 10.4

CMA / ARV

• ARV (median comp): $333,376
• List price: $299,975
• Delta: -10.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.25×
• Total profit: $-62,881
• Equity at exit: $44,727

10-year hold

• IRR: -14.2%
• Equity multiple: 0.17×
• Total profit: $-70,011
• Equity at exit: $25,936

Cash invested: $83,993 (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 85254

• Rents YoY: 3.4%
• Active inventory: 392
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,404 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$125
• HOA: −$350
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-241

Break-even live

Break-even rent $2,709

Max offer price $257,343

Occupancy floor —

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: $74,994
• Closing costs: $8,999
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4925 E Desert Cove Ave Scottsdale, AZ	1.0–2.0	1.0–2.0	911	$2,250	$2.47	24d	4	0.01mi
4925 E Desert Cove Ave Scottsdale, AZ	1.0–3.0	1.0–2.0	973	$1,925	$1.98	43d	5	0.01mi
4925 E Desert Cove Ave Scottsdale, AZ	1.0–2.0	1.0–2.0	903	$2,250	$2.49	7d	2	0.01mi
5122 E Shea Blvd Scottsdale, AZ	1.0–2.0	1.0–2.5	946	$2,900	$3.06	18d	3	0.13mi
5122 E Shea Blvd Scottsdale, AZ	1.0–2.0	1.0–2.0	912	$3,100	$3.40	43d	3	0.13mi
4850 E Desert Cove Ave Scottsdale, AZ	1.0–2.0	1.0–2.0	1078	$2,100	$1.95	43d	4	0.16mi
4850 E Desert Cove Ave Scottsdale, AZ	1.0–2.0	1.0–2.0	889	$2,200	$2.47	2d	3	0.16mi
5249 E Shea Blvd #103 Scottsdale, AZ	2.0	2.0	1147	$1,625	$1.42	24d	1	0.42mi
10401 N 52nd St Paradise Valley, AZ	2.0	2.0	1076	$1,924	$1.79	3d	2	0.42mi
5249 E Shea Blvd Scottsdale, AZ	2.0	2.0	1147	$1,625	$1.42	21d	1	0.47mi
5335 E Shea Blvd Scottsdale, AZ	1.0–3.0	1.0–2.0	1018	$4,125	$4.05	24d	5	0.62mi
5335 E Shea Blvd Scottsdale, AZ	1.0–3.0	1.0–2.0	1000	$2,388	$2.39	43d	5	0.62mi
11640 N Tatum Blvd Phoenix, AZ	2.0	2.0	1225	$2,800	$2.29	43d	4	0.64mi
11640 N Tatum Blvd Phoenix, AZ	1.0–2.0	1.0–2.0	1050	$2,300	$2.19	18d	5	0.64mi
11640 N Tatum Blvd Phoenix, AZ	1.0–2.0	1.0–2.0	1174	$2,300	$1.96	14d	4	0.64mi
4465 E Paradise Village Pkwy S #1188 Phoenix, AZ	1.0	1.0	812	$1,695	$2.09	24d	1	0.85mi
4455 E Paradise Village Pkwy S Phoenix, AZ	2.0	2.0–3.5	1194	$2,125	$1.78	44d	2	0.89mi
4455 E Paradise Village Pkwy S Phoenix, AZ	2.0	2.0	1212	$2,038	$1.68	18d	2	0.89mi
4502 E Paradise Village Pkwy S Phoenix, AZ	1.0–2.0	1.0–2.0	837	$1,726	$2.06	1d	13	0.96mi
4444 E Paradise Vlg Pkwy S Unit 241 Phoenix, AZ	2.0	2.0	1000	$1,445	$1.45	11d	1	0.96mi
12211 N Paradise Village Pkwy S Phoenix, AZ	1.0–2.0	1.0–2.0	740	$1,574	$2.13	2d	8	1.09mi
12212 N Paradise Village Pkwy S Unit 1545756P Phoenix, AZ	1.0	1.0	990	$1,613	$1.63	14d	1	1.10mi
12212 N Paradise Village Pkwy S Phoenix, AZ	1.0–2.0	1.0–2.0	1053	$3,800	$3.61	18d	3	1.10mi
12212 N Paradise Village Pkwy S Phoenix, AZ	1.0–2.0	1.0–2.0	1053	$3,800	$3.61	43d	4	1.10mi
12212 N Paradise Village Pkwy W Unit 412C Phoenix, AZ	1.0	1.0	850	$2,650	$3.12	43d	1	1.13mi
4106 E Sunnyside Dr Phoenix, AZ	2.0	2.0	1370	$2,695	$1.97	24d	1	1.14mi
11023 N Saint Andrews Way Scottsdale, AZ	1.0	1.0	800	$1,750	$2.19	43d	1	1.17mi
12400 N Tatum Blvd Phoenix, AZ	1.0–3.0	1.0–3.0	1283	$3,860	$3.01	2d	30	1.21mi
4303 E Cactus Rd Phoenix, AZ	1.0–2.0	1.0	1025	$3,500	$3.41	21d	4	1.25mi
4303 E Cactus Rd Phoenix, AZ	1.0	1.0	850	$2,425	$2.85	4d	5	1.25mi
4303 E Cactus Rd #116 Phoenix, AZ	1.0	1.0	850	$3,500	$4.12	43d	1	1.26mi
4303 E Cactus Rd Unit 1546212P Phoenix, AZ	1.0	1.0	979	$1,717	$1.75	15d	1	1.26mi
12222 N Paradise Village Pkwy S Phoenix, AZ	1.0	1.0	867	$2,700	$3.11	24d	3	1.27mi
12222 N Paradise Village Pkwy S #402 Phoenix, AZ	1.0	1.0	850	$3,900	$4.59	43d	1	1.27mi
4014 E Cortez St Phoenix, AZ	2.0	2.0	1302	$2,200	$1.69	21d	1	1.33mi
4150 E Cactus Rd #216 Phoenix, AZ	2.0	2.0	942	$2,500	$2.65	24d	1	1.40mi
4704 E Paradise Village Pkwy N Phoenix, AZ	1.0–2.0	1.0–2.0	910	$2,500	$2.75	2d	4	1.44mi
4704 E Paradise Village Pkwy N Phoenix, AZ	1.0–2.0	1.0–2.0	909	$2,500	$2.75	15d	3	1.44mi
4704 E Paradise Village Pkwy N Phoenix, AZ	1.0–2.0	1.0–2.0	909	$2,500	$2.75	16d	4	1.44mi
4202 E Cactus Rd Phoenix, AZ	2.0	2.0	1001	$1,829	$1.83	3d	1	1.47mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $299,975 Active 61 DOM
2. 2026-06-17
   days on market $299,975 Active 60 DOM
3. 2026-06-16
   days on market $299,975 Active 59 DOM
4. 2026-06-15
   days on market $299,975 Active 58 DOM
5. 2026-06-13
   days on market $299,975 Active 56 DOM
6. 2026-06-13
   days on market $299,975 Active 55 DOM
7. 2026-06-09
   days on market $299,975 Active 52 DOM
8. 2026-06-08
   days on market $299,975 Active 51 DOM
9. 2026-06-07
   days on market $299,975 Active 50 DOM
10. 2026-06-04
    days on market $299,975 Active 47 DOM
11. 2026-06-03
    days on market $299,975 Active 46 DOM
12. 2026-06-02
    days on market $299,975 Active 45 DOM
13. 2026-06-01
    days on market $299,975 Active 44 DOM
14. 2026-05-31
    days on market $299,975 Active 43 DOM
15. 2026-04-18
    listed $299,975 Active 820-char remark

    Show marketing remark (820 chars)

    Best Price and Excellent Location in Scottsdale near the Upscale Redeveloping P.V. Mall area with Premier Shopping, Dinning & Amenities GALORE! To name a few; Flower Child, Life Time Fitness, Whole Foods, Trader Joe's, Fry's, The Vig, Costco and more. This 2BR/2BA in Gated Tuscany Villas Condo Resort Community offers a clubhouse, heated pool & spa, workout facility & borders Stone Creek Golf Course with paths for jogging, biking & walking. This bright end-unit features an open floorplan, balcony access off living area with Mountain views! Washer/dryer, fridge included & is available fully furnished, even Turn-key if desired. Covered Parking Space convenient to Entry/Stairs. Gently lived in as a second home 2- 3 months/year. New HVAC! Come view this great unit for yourself before it is gone

16. 2011-12-07
    historical
17. 2011-12-05
    listed $87,900 Active
18. 2011-11-15
    historical
19. 2011-11-11
    historical Under Contract Accepting Backups
20. 2011-09-16
    status Active
21. 2011-09-15
    historical Under Contract Accepting Backups
22. 2011-09-11
    status Active
23. 2011-04-19
    historical Under Contract Accepting Backups
24. 2011-04-14
    listed $95,000 Active
25. 2005-09-15
    soldstatus $138,815

ⓘ 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: $1,107 · $92/mo
• Projected year-2 tax: $1,980 · $165/mo
• Expected delta: +$873/yr (+$73/mo · 78.9%)

ⓘ 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 (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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,846
• − Mortgage interest: −$16,803
• − Property taxes: −$1,107
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,308
• − Management: −$2,308
• − HOA: −$4,200
• − Depreciation: −$8,727
• Taxable loss: −$8,106
• Est. tax savings @ 24.0%: +$1,945
• After-tax cash flow: $-950/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 — Phoenix

• Score: 75/100
• State rank: #16
• US rank: #3924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phoenix, AZ
• County: Maricopa County · 4,537,380 people
• City population: 1,500,198
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 45,558
• Household income: $123,203
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 1263.0

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 (76%)
• Race & ethnicity: White 76% Asian 9% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Italian 4% Slovak 3%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 85% English-only · Other Indo-European 6% Spanish 3% Other Asian/Pacific 3%

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: ▼ -544.56%
• Current HPI: 398.7261
• Rent YoY: ▲ 3.42%
• 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

+116.1% since first listed

11 events — show timeline

• 2026-04-18 Listed $299,975 ARMLS
• 2011-12-07 Listing Removed — ARMLS
• 2011-12-05 Listed $87,900 ARMLS
• 2011-11-15 Listing Removed — ARMLS
• 2011-11-11 Contingent — ARMLS
• 2011-09-16 Relisted — ARMLS
• 2011-09-15 Contingent — ARMLS
• 2011-09-11 Relisted — ARMLS
• 2011-04-19 Contingent — ARMLS
• 2011-04-14 Listed $95,000 ARMLS
• 2005-09-15 Sold (Public Records) $138,815 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,107 · +4.7% YoY. Source: county tax records.