15095 N Thompson Peak Pkwy #2067 · Scottsdale, AZ 85260

$320,000

2 bd · 2.0 ba · 924 sqft · Condo public records · 50 Days on market

Built 1995 $330/mo HOA · 13% 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 +11.1/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful mountain views from 2 balconies. Lovely 2 bed, 1 bath apartment unit now for sale in the Community of Signature at Scottsdale Horizon! Spacious dining & living room featuring elegant wood-look flooring, crown moulding, and warm palette throughout. The kitchen is equipped w/everything you need for home cooking, ample cabinet & counter space, track lighting, stainless steel appliances, and a lovely breakfast bar. The primary bedroom boasts soft carpet, private balcony access, a walk-in closet, and a fireplace to keep you warm during the coming winter months. Enjoy wonderful mountain views and a refreshing Community pool!

Key facts

• Smart appliances
• Smart lighting
• Mountain views

Tags

• MOUNTAIN VIEWS
• NORTH SCOTTSDALE LOCATION
• SMART LIGHTING
• SMART APPLIANCES
• LOW-MAINTENANCE LIVING
• RESORT-STYLE AMENITIES

Property features AI

Finance

• HOA & community: Community pool; Community spa; Monthly association fee covers cable TV, grounds maintenance, street maintenance, front yard maintenance, trash, water, and exterior maintenance; Near bus stop; Biking/walking path

Exterior

• Parking: 1 covered space; 1 assigned parking; 1 carport space
• Utilities: Public sewer; City water
• Home design: Condominium (apartment, attached property)
• Construction: Stucco and wood frame construction; Painted exterior; Tile roof
• Exterior features: Balcony; No fencing

Interior

• Kitchen: Built-in microwave; Laminate counters; Pantry; Refrigerator; Dishwasher; Disposal
• Bedrooms: Possible 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air; Ceiling fan(s)
• Interior features: High-speed internet; Double vanity; Breakfast bar; No interior steps; Full bathroom in master bedroom; Pantry; Dual-pane windows; Master bedroom fireplace
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $320k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (17.9% below list).
• Recommended offer: $263k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Redfield Elementary School (math 67% / reading 67%, grade B+, #73 of 1,109 statewide, top 7%, 428 students, 20% FRL); Desert Canyon Middle School (math 57% / reading 59%, grade B, #5 of 218 statewide, top 2%, 490 students, 15% FRL); Desert Mountain High School (math 49% / reading 47%, grade D, #46 of 381 statewide, top 12%, 1,880 students, 8% FRL).
• Market conditions: Rents rising (+2.0%/yr); 315 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 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 32% of the median local income ($97k/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 $10k 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 50 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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: 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 $262,760 (17.9% 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 50 days. Have you received any prior offers? Is the seller open to a 18% 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. 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: 0.82% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.30×
• Total profit: $-62,627
• Equity at exit: $47,713

10-year hold

• IRR: -15.6%
• Equity multiple: 0.16×
• Total profit: $-75,397
• Equity at exit: $27,668

Cash invested: $89,600 (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 85260

• Rents YoY: 2.0%
• Active inventory: 315
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,628 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$63 /mo · $760/yr
• Insurance: −$133
• HOA: −$330
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-129

Break-even live

Break-even rent $2,791

Max offer price $297,208

Occupancy floor 100%

Sensitivity live

Price	-10% $52	-5% $-38	+0% $-129	+5% $-220	+10% $-310
Rent	-10% $-337	-5% $-233	+0% $-129	+5% $-25	+10% $79
Rate	-1.0pp $32	-0.5pp $-48	base $-129	+0.5pp $-212	+1.0pp $-296

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15095 N Thompson Peak Pkwy Scottsdale, AZ	1.0–2.0	1.0–2.0	978	$6,750	$6.90	45d	6	0.07mi
15095 N Thompson Peak Pkwy Scottsdale, AZ	1.0–3.0	1.0–2.0	1092	$3,075	$2.81	0d	5	0.07mi
15095 N Thompson Peak Pkwy Scottsdale, AZ	1.0–3.0	1.0–2.0	1092	$4,225	$3.87	25d	8	0.07mi
14545 N Frank Lloyd Wright Blvd Scottsdale, AZ	1.0–3.0	1.0–2.0	1080	$1,902	$1.76	7d	7	0.23mi
9455 E Raintree Dr Scottsdale, AZ	2.0–3.0	1.5–2.0	1310	$2,000	$1.53	1d	5	0.35mi
9455 E Raintree Dr Scottsdale, AZ	2.0–3.0	1.5–2.0	1310	$3,000	$2.29	45d	3	0.35mi
15380 N 100th St Scottsdale, AZ	2.0	1.0–2.0	1172	$2,750	$2.35	5d	2	0.36mi
15255 N Frank Lloyd Wright Blvd Scottsdale, AZ	1.0–3.0	1.0–2.0	905	$1,872	$2.07	0d	22	0.42mi
9494 E Redfield Rd Scottsdale, AZ	1.0–3.0	1.0–2.0	1034	$1,788	$1.73	0d	23	0.46mi
9259 E Raintree Dr Scottsdale, AZ	1.0–2.0	1.0–2.0	885	$1,604	$1.81	1d	8	0.50mi
9340 E Redfield Rd Scottsdale, AZ	1.0–3.0	1.0–2.5	1001	$1,798	$1.80	1d	19	0.61mi
15555 N Frank Lloyd Wright Blvd Scottsdale, AZ	2.0	2.0	1111	$1,904	$1.71	5d	1	0.63mi
15555 N Frank Lloyd Wright Blvd Scottsdale, AZ	1.0	1.0	775	$1,799	$2.32	23d	1	0.63mi
9550 E Thunderbird Rd Scottsdale, AZ	1.0–3.0	1.0–2.0	1062	$6,135	$5.77	14d	4	0.65mi
9240 E Redfield Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	786	$1,731	$2.20	0d	8	0.67mi
9100 E Raintree Dr Scottsdale, AZ	2.0	2.0	1166	$5,125	$4.40	45d	2	0.67mi
14145 N 92nd St Scottsdale, AZ	1.0–2.0	1.0–2.0	949	$2,800	$2.95	5d	12	0.70mi
9595 E Thunderbird Rd Scottsdale, AZ	1.0–3.0	1.0–2.0	1039	$2,114	$2.03	1d	17	0.76mi
15757 N 90th Pl Scottsdale, AZ	1.0–3.0	1.0–2.0	1092	$1,929	$1.77	1d	23	0.83mi
15600 N Frank Lloyd Wright Blvd Scottsdale, AZ	1.0–3.0	1.0–3.0	1122	$2,460	$2.19	1d	21	0.93mi
15024 N 90th St Scottsdale, AZ	1.0–3.0	1.0–2.0	980	$3,134	$3.20	5d	35	0.94mi
16356 N Thompson Peak Pkwy Scottsdale, AZ	1.0–3.0	1.0–2.0	1040	$1,862	$1.79	0d	73	0.99mi
16801 N 94th St Scottsdale, AZ	2.0–3.0	1.5–2.0	1329	$3,800	$2.86	7d	7	1.29mi
16801 N 94th St Scottsdale, AZ	2.0–3.0	1.5–2.0	1329	$2,399	$1.81	45d	8	1.29mi
16801 N 94th St Scottsdale, AZ	2.0–3.0	1.5–2.0	1329	$2,495	$1.88	0d	7	1.29mi
8688 E Raintree Dr Scottsdale, AZ	1.0–3.0	1.0–3.0	1129	$2,745	$2.43	1d	17	1.31mi
8555 E Raintree Dr Scottsdale, AZ	2.0	1.0–2.0	905	$3,169	$3.50	0d	24	1.40mi

HOA detail condo

• Monthly dues: $330 · $3,960/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-10
   status $320,000 Pending 50 DOM
2. 2026-06-09
   days on market $320,000 Under Contract Accepting Backups 50 DOM
3. 2026-06-08
   days on market $320,000 Under Contract Accepting Backups 49 DOM
4. 2026-06-07
   days on market $320,000 Under Contract Accepting Backups 48 DOM
5. 2026-06-04
   days on market $320,000 Under Contract Accepting Backups 45 DOM
6. 2026-06-03
   days on market $320,000 Under Contract Accepting Backups 44 DOM
7. 2026-06-02
   days on market $320,000 Under Contract Accepting Backups 43 DOM
8. 2026-06-01
   days on market $320,000 Under Contract Accepting Backups 42 DOM
9. 2026-05-31
   days on market $320,000 Under Contract Accepting Backups 41 DOM
10. 2026-05-11
    historical Under Contract Accepting Backups 779-char remark
11. 2026-04-20
    listed $320,000 Active 779-char remark
12. 2024-01-31
    soldstatus $315,000 Closed 644-char remark

    Show marketing remark (644 chars)

    Beautiful mountain views from 2 balconies. Lovely 2 bed, 1 bath apartment unit now for sale in the Community of Signature at Scottsdale Horizon! Spacious dining & living room featuring elegant wood-look flooring, crown moulding, and warm palette throughout. The kitchen is equipped w/everything you need for home cooking, ample cabinet & counter space, track lighting, stainless steel appliances, and a lovely breakfast bar. The primary bedroom boasts soft carpet, private balcony access, a walk-in closet, and a fireplace to keep you warm during the coming winter months. Enjoy wonderful mountain views and a refreshing Community pool!

13. 2024-01-31
    soldstatus $315,000

    Show marketing remark (644 chars)

    Beautiful mountain views from 2 balconies. Lovely 2 bed, 1 bath apartment unit now for sale in the Community of Signature at Scottsdale Horizon! Spacious dining & living room featuring elegant wood-look flooring, crown moulding, and warm palette throughout. The kitchen is equipped w/everything you need for home cooking, ample cabinet & counter space, track lighting, stainless steel appliances, and a lovely breakfast bar. The primary bedroom boasts soft carpet, private balcony access, a walk-in closet, and a fireplace to keep you warm during the coming winter months. Enjoy wonderful mountain views and a refreshing Community pool!

14. 2024-01-23
    status Pending 644-char remark

    Show marketing remark (644 chars)

    Beautiful mountain views from 2 balconies. Lovely 2 bed, 1 bath apartment unit now for sale in the Community of Signature at Scottsdale Horizon! Spacious dining & living room featuring elegant wood-look flooring, crown moulding, and warm palette throughout. The kitchen is equipped w/everything you need for home cooking, ample cabinet & counter space, track lighting, stainless steel appliances, and a lovely breakfast bar. The primary bedroom boasts soft carpet, private balcony access, a walk-in closet, and a fireplace to keep you warm during the coming winter months. Enjoy wonderful mountain views and a refreshing Community pool!

15. 2024-01-11
    historical Under Contract Accepting Backups 644-char remark

    Show marketing remark (644 chars)

    Beautiful mountain views from 2 balconies. Lovely 2 bed, 1 bath apartment unit now for sale in the Community of Signature at Scottsdale Horizon! Spacious dining & living room featuring elegant wood-look flooring, crown moulding, and warm palette throughout. The kitchen is equipped w/everything you need for home cooking, ample cabinet & counter space, track lighting, stainless steel appliances, and a lovely breakfast bar. The primary bedroom boasts soft carpet, private balcony access, a walk-in closet, and a fireplace to keep you warm during the coming winter months. Enjoy wonderful mountain views and a refreshing Community pool!

16. 2023-12-15
    listed $320,000 Active 644-char remark

    Show marketing remark (644 chars)

    Beautiful mountain views from 2 balconies. Lovely 2 bed, 1 bath apartment unit now for sale in the Community of Signature at Scottsdale Horizon! Spacious dining & living room featuring elegant wood-look flooring, crown moulding, and warm palette throughout. The kitchen is equipped w/everything you need for home cooking, ample cabinet & counter space, track lighting, stainless steel appliances, and a lovely breakfast bar. The primary bedroom boasts soft carpet, private balcony access, a walk-in closet, and a fireplace to keep you warm during the coming winter months. Enjoy wonderful mountain views and a refreshing Community pool!

17. 2015-04-02
    historical
18. 2015-02-19
    price $169,500
19. 2014-12-04
    listed $174,900 Active
20. 2008-08-25
    soldstatus $173,900
21. 2008-07-25
    historical
22. 2008-05-30
    listed $173,900

ⓘ 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: $760 · $63/mo
• Projected year-2 tax: $2,112 · $176/mo
• Expected delta: +$1,352/yr (+$113/mo · 177.7%)

ⓘ 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 5/10 Major
• 🌡 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: $31,531
• − Mortgage interest: −$17,925
• − Property taxes: −$760
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,522
• − Management: −$2,522
• − HOA: −$3,960
• − Depreciation: −$9,309
• Taxable loss: −$7,068
• Est. tax savings @ 24.0%: +$1,696
• After-tax cash flow: $148/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): 39,896
• Household income: $97,177
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 2121.0

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 9% Asian 9% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 13% · Canada, China
• Languages at home: 85% English-only · Spanish 4% Other Indo-European 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: ▼ -469.04%
• Current HPI: 316.8969
• Rent YoY: ▲ 2.01%
• 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

+81.1% since first listed

16 events — show timeline

• 2026-06-11 Sold (Public Records) $315,000 Public Records
• 2026-06-11 Sold (MLS) $315,000 ARMLS
• 2026-06-10 Pending — ARMLS
• 2026-05-11 Contingent — ARMLS
• 2026-04-20 Listed $320,000 ARMLS
• 2024-01-31 Sold (Public Records) $315,000 Public Records
• 2024-01-31 Sold (MLS) $315,000 ARMLS
• 2024-01-23 Pending — ARMLS
• 2024-01-11 Contingent — ARMLS
• 2023-12-15 Listed $320,000 ARMLS
• 2015-04-02 Listing Removed — ARMLS
• 2015-02-19 Price Changed $169,500 ARMLS
• 2014-12-04 Listed $174,900 ARMLS
• 2008-08-25 Sold (MLS) $173,900 ARMLS
• 2008-07-25 Listing Removed — ARMLS
• 2008-05-30 Listed $173,900 ARMLS

Property tax history

-0.2%/yr

Latest (2025): $760 · +4.2% YoY. Source: county tax records.