4620 N 68th St · Scottsdale, AZ 85251

$275,000

2 bd · 2.0 ba · 986 sqft · SingleFamily · 7 Days on market

Built 1974

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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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Townhouse with hardwood floors, new Ac unit, water heater, appliances, up graded bathroom to walkin shower. Only used as winter home 5 months out of year.

Key facts

• Upgraded bathroom
• New ac unit
• Walkin shower

Tags

• HARDWOOD FLOORS
• NEW AC UNIT
• WATER HEATER
• UPGRADED BATHROOM
• WALKIN SHOWER

Property features AI

Exterior

• Home design: Built in 1974
• Construction: Living area approximately 986
• Exterior features: Located in the South Scottsdale subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (1.4% below list).
• Recommended offer: $271k (1.4% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Cheyenne Traditional School (math 78% / reading 75%, grade A, #24 of 1,109 statewide, top 2%, 880 students, 4% FRL); Ingleside Middle School (math 46% / reading 50%, grade C-, #35 of 218 statewide, top 16%, 777 students, 40% FRL); Arcadia High School (math 29% / reading 34%, grade F, #109 of 381 statewide, top 29%, 1,602 students, 30% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: Rents soft (-1.6%/yr); 584 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 35% of the median local income ($93k/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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,087 (1.4% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.52×
• Total profit: $-37,108
• Equity at exit: $41,003

10-year hold

• IRR: -10.7%
• Equity multiple: 0.44×
• Total profit: $-43,074
• Equity at exit: $23,777

Cash invested: $77,000 (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 85251

• Rents YoY: -1.6%
• Active inventory: 584
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,711 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $241

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 86%

Sensitivity live

Price	-10% $431	-5% $336	+0% $241	+5% $146	+10% $51
Rent	-10% $27	-5% $134	+0% $241	+5% $348	+10% $455
Rate	-1.0pp $380	-0.5pp $311	base $241	+0.5pp $170	+1.0pp $97

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4620 N 68th St Unit 1558662P Scottsdale, AZ	2.0	1.5	947	$2,072	$2.19	1d	1	0.01mi
4620 N 68th St Unit 1558641P Scottsdale, AZ	2.0	1.5	968	$2,323	$2.40	15d	1	0.01mi
4701 N 68th St Scottsdale, AZ	2.0	1.5–2.0	1079	$3,000	$2.78	19d	5	0.05mi
4701 N 68th St Scottsdale, AZ	2.0	1.5–2.0	1079	$3,000	$2.78	26d	4	0.05mi
4630 N 68th St Scottsdale, AZ	2.0	1.5–2.0	1003	$2,500	$2.49	16d	5	0.06mi
4630 N 68th St Scottsdale, AZ	2.0	1.5–2.0	1003	$2,525	$2.52	16d	4	0.06mi
4630 N 68th St Scottsdale, AZ	2.0	1.5	986	$2,650	$2.69	45d	2	0.06mi
4630 N 68th St Scottsdale, AZ	1.0–2.0	1.0–2.0	861	$3,200	$3.72	15d	5	0.06mi
4610 N 68th St Scottsdale, AZ	2.0	1.5	986	$4,118	$4.18	4d	2	0.08mi
4610 N 68th St Scottsdale, AZ	2.0–3.0	1.5–2.0	1136	$1,900	$1.67	26d	3	0.08mi
4630 N 68th St Unit 1558632P Scottsdale, AZ	1.0	1.0	699	$1,781	$2.55	4d	1	0.09mi
4600 N 68th St Unit 1558658P Scottsdale, AZ	2.0	1.5	979	$2,044	$2.09	14d	1	0.10mi
4600 N 68th St Unit 1558683P Scottsdale, AZ	2.0	1.5	979	$1,997	$2.04	7d	1	0.10mi
4600 N 68th St Scottsdale, AZ	1.0–2.0	1.0–1.5	843	$6,000	$7.11	45d	4	0.10mi
4600 N 68th St Scottsdale, AZ	1.0–2.0	1.0–1.5	844	$6,000	$7.11	26d	4	0.10mi
4600 N 68th St Scottsdale, AZ	1.0–2.0	1.0–1.5	844	$6,000	$7.11	12d	3	0.10mi
4800 N 68th St Scottsdale, AZ	1.0–2.0	1.0–2.0	1098	$3,500	$3.19	45d	2	0.11mi
4800 N 68th St Scottsdale, AZ	1.0–2.0	1.0–2.0	1124	$5,500	$4.89	4d	5	0.11mi
4610 N 68th St Unit 1558642P Scottsdale, AZ	2.0	2.0	1097	$2,014	$1.84	4d	1	0.13mi
4610 N 68th St #479 Scottsdale, AZ	2.0	1.5	986	$6,500	$6.59	45d	1	0.13mi
6895 E Camelback Rd Scottsdale, AZ	3.0	1.0–3.0	1279	$5,294	$4.14	0d	60	0.30mi
7117 E Rancho Vista Dr #3003 Scottsdale, AZ	1.0	1.0	889	$2,695	$3.03	20d	1	0.34mi
7117 E Rancho Vista Dr #2004 Scottsdale, AZ	2.0	2.0	1066	$3,699	$3.47	45d	1	0.34mi
7121 E Rancho Vista Dr #2009 Scottsdale, AZ	1.0	1.5	956	$1,900	$1.99	20d	1	0.36mi
4848 N Goldwater Blvd Scottsdale, AZ	1.0–2.0	1.0–2.0	916	$2,829	$3.09	1d	37	0.37mi
7131 E Rancho Vista Dr #5002 Scottsdale, AZ	2.0	2.0	1062	$2,999	$2.82	45d	1	0.39mi
7137 E Rancho Vista Dr Unit 1008 Scottsdale, AZ	1.0	1.0	702	$3,500	$4.99	1d	1	0.40mi
7137 E Rancho Vista Dr Scottsdale, AZ	2.0	2.0	1097	$3,195	$2.91	4d	1	0.40mi
7137 E Rancho Vista Dr Scottsdale, AZ	1.0	1.0	780	$2,400	$3.08	45d	1	0.40mi
7137 E Rancho Vista Dr #2009 Scottsdale, AZ	1.0	1.5	952	$2,850	$2.99	22d	1	0.40mi
7137 E Rancho Vista Dr #2004 Scottsdale, AZ	2.0	2.0	1097	$3,195	$2.91	7d	1	0.40mi
7147 E Rancho Vista Dr #4009 Scottsdale, AZ	1.0	1.5	930	$2,795	$3.01	26d	1	0.43mi
7141 E Rancho Vista Dr #3011 Scottsdale, AZ	1.0	1.5	968	$4,500	$4.65	45d	1	0.44mi
7151 E Rancho Vista Dr #5004 Scottsdale, AZ	2.0	2.0	1055	$3,500	$3.32	9d	1	0.46mi
7151 E Rancho Vista Dr #6009 Scottsdale, AZ	1.0	1.5	930	$2,850	$3.06	45d	1	0.46mi
7157 E Rancho Vista Dr #3011 Scottsdale, AZ	1.0	1.5	952	$4,500	$4.73	45d	1	0.47mi
7157 E Rancho Vista Dr #5011 Scottsdale, AZ	1.0	1.5	952	$3,500	$3.68	7d	1	0.47mi
7025 E Via Soleri Dr Scottsdale, AZ	1.0	2.0	758	$2,995	$3.95	45d	1	0.50mi
7025 E Via Soleri Dr Scottsdale, AZ	2.0	1.0–2.0	928	$4,799	$5.17	1d	17	0.50mi
7161 E Rancho Vista Dr #1003 Scottsdale, AZ	1.0	1.0	1046	$5,500	$5.26	0d	1	0.51mi

Listing history 6 events

1. 2026-06-21
   days on market $275,000 Active 7 DOM
2. 2026-06-18
   days on market $275,000 Active 4 DOM
3. 2026-06-17
   days on market $275,000 Active 3 DOM
4. 2026-06-16
   days on market $275,000 Active 2 DOM
5. 2026-06-15
   remarks 154-char remark
6. 2026-06-15
   listed $275,000 Active 1 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 5 d/yr ≥111°F today · 14 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: $32,530
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,602
• − Management: −$2,602
• − Depreciation: −$8,000
• Taxable loss: −$1,579
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $3,272/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): 40,780
• Household income: $92,851
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2259.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 10% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 5% Romanian 3% Portuguese 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 7% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -672.80%
• Current HPI: 372.433
• Rent YoY: ▼ -1.58%
• 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

+16566.7% since first listed

5 events — show timeline

• 2026-06-15 Listed $275,000 FSBO.com
• 2024-08-12 Rental Removed $1,500 ARMLS
• 2024-07-07 Price Changed $1,500 ARMLS
• 2024-06-25 Price Changed $1,450 ARMLS
• 2024-04-12 Listed for Rent $1,650 ARMLS