22736 N 72nd Pl · Scottsdale, AZ 85255

$922,581

3 bd · 2.5 ba · 2,446 sqft · Townhouse · 38 Days on market

Built 2026 2,296 sqft lot $279/mo HOA · 7% of rent ↓ 3% since listing

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Why this score? — see what drove the F 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).

• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.6/5.0
• 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

Welcome to Aria at Silverstone, a gated community of new-construction homes in Scottsdale, AZ. Choose from luxurious, 2-story townhome floorplans of up to 2,673 sq. ft. , 4 beds, 3.5 baths, and private backyards. Select floorplans feature a rooftop terrace, offering a private outdoor space for dining, lounging, and taking in the scenery. Create a beautiful interior with 3 Looks® options assembled to evoke a specific atmosphere: Loft, Farmhouse, or Classic. Amenities include a dog park, shaded area, pool, and pool restrooms. Now selling by appointment only, tour Aria at Silverstone! Offered By: K. Hovnanian At Aria At Silverstone, LLC The Avalon II offers: Sleek kitchen featuring Pewter Grey cabinetry, pendant lighting, & center island. Connected dining area & great room create seamless flow for hosting. Spacious primary suite for rest & relaxation. Refreshing Primary Plus Bath featuring freestanding tub & chrome finishes. Versatile covered patio featuring 15' multi-slide door. Attached 2-car garage for vehicles & tools.

Key facts

• Spacious island
• $279 HOA
• 2 garage spots

Tags

• CHEF INSPIRED KITCHEN
• MARBLE LOOK QUARTZ COUNTERTOPS
• DESIGNER PENDANT LIGHTING
• SPACIOUS ISLAND
• PREMIUM GE MONOGRAM APPLIANCES
• SPLIT BEDROOM FLOORPLAN

Property features AI

Finance

• HOA & community: Monthly HOA fee of $279 (includes grounds maintenance); Community pool; Gated community; Biking/walking path

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2-car garage with garage door opener; Direct access; Electric vehicle charging station(s)
• Utilities: City water; Public sewer
• Home design: Townhouse (attached); Under construction; Fee simple ownership; East/West exposure
• Construction: Stucco and wood frame construction; Spray foam insulation; Blown cellulose insulation; Painted exterior; Tile roof
• Exterior features: Private yard; Sprinklers in front; Desert front, dirt at back

Interior

• Kitchen: Dishwasher; Disposal; Built-in electric oven; Built-in microwave; Multiple ovens; Kitchen island; Pantry
• Bedrooms: Up to 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High-speed internet available; Double vanity in master bath; Breakfast bar; Kitchen island; Walk-in pantry; Full bath in master bedroom; Separate shower and tub; Dual-pane windows
• Laundry & utility: Laundry inside; Washer/dryer hook-ups only; Energy Star (see remarks)

🏗️ New construction. The $922,581 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $1,741,354.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $923k.

Deal economics

• At list price, monthly cash flow is $-9k ($-109k/yr) — negative.
• To cash-flow at today's rent, offer at most $429k (53.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $411k (55.5% below list).
• Recommended offer: $411k (55.5% below list) — sets the bar for 1% rule.
• Cap rate 0.0% vs local median 2.5% in Scottsdale — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Paradise Valley Unified District (4241) (urban): math 39% / reading 46% proficiency, ranked #56 of 249 in AZ (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pinnacle Peak Preparatory (math 49% / reading 61%, grade C, #202 of 1,109 statewide, top 19%, 477 students, 5% FRL); Mountain Trail Middle School (math 33% / reading 41%, grade F, #57 of 218 statewide, top 27%, 680 students, 24% FRL); Pinnacle High School (math 49% / reading 54%, grade D+, #35 of 381 statewide, top 9%, 2,479 students, 8% FRL) — zoned schools average 12% FRL vs 29% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.4%/yr); 737 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 35% of the median local income ($141k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $110k of equity ($12k loan paydown + $98k appreciation (5.6% 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 ~$176k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($895k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: property tax is 2.8% of price.

Recommended offer $410,855 (55.5% 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. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 55% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.24% ✗
• Cap rate: 0.04%
• Cash-on-cash: -22.32%
• DSCR: 0.01
• GRM: 35.3

CMA / ARV

• ARV (median comp): $1,741,354
• List price: $922,581
• Delta: -47.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19355 N 73rd Way #2021	0.34mi	3/3.0	2,396 (-2%)	8mo	$1,583,305	$661	72
19355 N 73rd Way #2019	0.34mi	3/3.0	2,396 (-2%)	11mo	$1,796,155	$750	70
19355 N 73rd Way #5019	0.34mi	3/3.0	2,396 (-2%)	11mo	$1,826,456	$762	70
19355 N 73rd Way #4019	0.34mi	3/3.0	2,396 (-2%)	11mo	$1,811,555	$756	69
19355 N 73rd Way #2017	0.34mi	3/3.0	2,396 (-2%)	12mo	$1,498,120	$625	68
19355 N 73rd Way #4010	0.34mi	3/3.0	2,396 (-2%)	13mo	$1,702,765	$711	68
19355 N 73rd Way #2020	0.34mi	4/3.5 (+1)	2,768 (+13%)	9mo	$1,840,365	$665	46
19355 N 73rd Way #5018	0.34mi	4/3.5 (+1)	2,768 (+13%)	9mo	$2,194,640	$793	46
19355 N 73rd Way #3018	0.34mi	4/3.5 (+1)	2,768 (+13%)	11mo	$2,084,002	$753	44
19355 N 73rd Way #4016	0.34mi	4/3.5 (+1)	2,768 (+13%)	12mo	$1,768,495	$639	43
19355 N 73rd Way #3016	0.34mi	4/3.5 (+1)	2,768 (+13%)	13mo	$1,836,990	$664	42
19355 N 73rd Way #3013	0.34mi	4/3.5 (+1)	2,768 (+13%)	14mo	$1,719,635	$621	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.64% appreciation · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-105,846
• Equity at exit: $1,055,010

10-year hold

• IRR: 1.6%
• Equity multiple: 1.34×
• Total profit: $164,806
• Equity at exit: $1,879,866

Cash invested: $487,579 (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 85255

• Home prices YoY: 1.7%
• Rents YoY: 4.4%
• Active inventory: 737
• Price-to-rent: 18.7×

Monthly cashflow live

• Estimated rent: $4,109 high
• Mortgage (P&I): −$9,132
• Tax est. 1.5%: −$2,177 /mo · $26,120/yr
• Insurance: −$726
• HOA: −$279
• Vacancy / Maint / Mgmt: −$863
• Net cashflow: $-9,067

Break-even live

Break-even rent $15,586

Max offer price $429,294

Occupancy floor —

Sensitivity live

Price	-10% $-7,864	-5% $-8,466	+0% $-9,067	+5% $-9,669	+10% $-10,271
Rent	-10% $-9,392	-5% $-9,230	+0% $-9,067	+5% $-8,905	+10% $-8,743
Rate	-1.0pp $-8,190	-0.5pp $-8,624	base $-9,067	+0.5pp $-9,519	+1.0pp $-9,978

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: $435,338
• Closing costs: $52,241
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21546 N 72nd Way Scottsdale, AZ	4.0	2.0	1677	$3,400	$2.03	46d	1	0.08mi
7314 E Gallego Ln Scottsdale, AZ	4.0	2.0	2058	$12,500	$6.07	46d	1	0.13mi
7435 E Rustling Pass Scottsdale, AZ	3.0	2.0	1804	$8,500	$4.71	46d	1	0.32mi
7323 E Wing Shadow Rd Scottsdale, AZ	3.0	2.0	2280	$5,000	$2.19	14d	1	0.37mi
7500 E Deer Valley Rd Scottsdale, AZ	3.0–4.0	2.5–3.0	2110	$2,300	$1.09	6d	2	0.45mi
7690 E San Fernando Dr Scottsdale, AZ	4.0	3.0	2662	$3,999	$1.50	46d	1	0.65mi
7215 E Silverstone Dr Scottsdale, AZ	3.0	2.0	1659	$4,000	$2.41	20d	1	0.77mi
22503 N 76th Pl Scottsdale, AZ	4.0	2.0	2203	$5,000	$2.27	0d	1	0.78mi
7670 E Quill Ln Scottsdale, AZ	3.0	2.0	2650	$4,200	$1.58	24d	1	0.78mi
7711 E Thunderhawk Rd Scottsdale, AZ	4.0	3.0	2538	$3,895	$1.53	17d	1	0.78mi
7650 E Williams Dr #1012 Scottsdale, AZ	2.0	2.5	1656	$2,500	$1.51	26d	1	0.81mi
7689 E Quill Ln Scottsdale, AZ	3.0	3.0	2319	$8,000	$3.45	46d	1	0.82mi
7471 E Paraiso Dr Scottsdale, AZ	3.0	2.5	2380	$4,250	$1.79	26d	1	0.91mi
7471 E Paraiso Dr Unit 1 Scottsdale, AZ	3.0	2.5	2380	$4,350	$1.83	26d	1	0.91mi
7464 E Paraiso Dr Scottsdale, AZ	3.0	2.5	1956	$4,000	$2.04	46d	1	0.92mi
7725 E Journey Ln Scottsdale, AZ	3.0	2.0	1882	$4,250	$2.26	7d	1	0.93mi
7789 E Journey Ln Scottsdale, AZ	3.0	2.0	1634	$4,700	$2.88	46d	1	0.95mi
23190 N 74th Pl Scottsdale, AZ	3.0	2.5	2378	$4,500	$1.89	1d	1	0.95mi
7917 E Thunderhawk Rd Scottsdale, AZ	4.0	3.0	2839	$7,500	$2.64	46d	1	0.96mi
7496 E Via de Luna Dr Scottsdale, AZ	3.0	2.5	1957	$3,195	$1.63	19d	1	0.97mi
7953 E Thunderhawk Rd Scottsdale, AZ	3.0	3.5	2715	$11,500	$4.24	46d	1	0.98mi
7940 E Quill Ln Scottsdale, AZ	4.0	3.5	3127	$20,000	$6.40	0d	1	1.00mi
7798 E Buteo Dr Scottsdale, AZ	4.0	2.5	2575	$4,600	$1.79	7d	1	1.02mi
7338 E Casitas del Rio Dr Scottsdale, AZ	3.0	2.5	1956	$4,000	$2.04	46d	1	1.05mi
20458 N 78th Way Scottsdale, AZ	4.0	2.0	1834	$4,500	$2.45	26d	1	1.06mi
20394 N 78th St Scottsdale, AZ	4.0	2.5	2441	$8,500	$3.48	46d	1	1.07mi
7336 E Vista Bonita Dr Scottsdale, AZ	3.0	2.5	2353	$3,595	$1.53	1d	1	1.09mi
7729 E Tailspin Ln Scottsdale, AZ	3.0	2.0	1634	$3,400	$2.08	10d	1	1.10mi
7350 E Vista Bonita Dr Scottsdale, AZ	3.0	2.5	2380	$4,100	$1.72	20d	1	1.10mi
7746 E Nestling Way Scottsdale, AZ	4.0	2.5	2575	$3,995	$1.55	46d	1	1.12mi
7743 E Nestling Way Scottsdale, AZ	4.0	2.5	2440	$9,000	$3.69	46d	1	1.14mi
23554 N 73rd Pl Scottsdale, AZ	3.0	2.5	1583	$4,000	$2.53	46d	1	1.20mi
20121 N 76th St Scottsdale, AZ	2.0–3.0	2.0	1453	$3,000	$2.06	1d	2	1.24mi
20121 N 76th St #2043 Scottsdale, AZ	2.0	2.0	1854	$3,550	$1.91	46d	1	1.24mi
7611 E Camino Vivaz Scottsdale, AZ	4.0	3.0	2757	$7,900	$2.87	20d	1	1.25mi
19700 N 76th St Unit 1546077P Scottsdale, AZ	2.0	2.0	1722	$3,226	$1.87	17d	1	1.29mi
19700 N 76th St Scottsdale, AZ	2.0–3.0	2.0	1633	$6,500	$3.98	46d	7	1.29mi
19700 N 76th St Scottsdale, AZ	2.0–3.0	2.0	1633	$6,500	$3.98	1d	13	1.29mi
7381 E Hanover Way Scottsdale, AZ	3.0	2.0	1629	$3,300	$2.03	46d	1	1.29mi
23492 N 77th Pl Scottsdale, AZ	4.0	3.0	2941	$3,680	$1.25	17d	1	1.31mi

HOA detail

• Monthly dues: $279 · $3,348/yr
• Likely covers: poolsecurity

Listing history 17 events

1. 2026-06-22
   days on market $922,581 Active 38 DOM
2. 2026-06-21
   days on market $922,581 Active 37 DOM
3. 2026-06-18
   days on market $922,581 Active 34 DOM
4. 2026-06-17
   pricedays on market $922,581 Active 33 DOM

   Show marketing remark (1069 chars)

   Welcome to Aria at Silverstone, a gated community of new-construction homes in Scottsdale, AZ. Choose from luxurious, 2-story townhome floorplans of up to 2,673 sq. ft. , 4 beds, 3.5 baths, and private backyards. Select floorplans feature a rooftop terrace, offering a private outdoor space for dining, lounging, and taking in the scenery. Create a beautiful interior with 3 Looks® options assembled to evoke a specific atmosphere: Loft, Farmhouse, or Classic. Amenities include a dog park, shaded area, pool, and pool restrooms. Now selling by appointment only, tour Aria at Silverstone! Offered By: K. Hovnanian At Aria At Silverstone, LLC The Avalon II offers: Sleek kitchen featuring Pewter Grey cabinetry, pendant lighting, & center island. Connected dining area & great room create seamless flow for hosting. Spacious primary suite for rest & relaxation. Refreshing Primary Plus Bath featuring freestanding tub & chrome finishes. Versatile covered patio featuring 15' multi-slide door. Attached 2-car garage for vehicles & tools.

5. 2026-06-16
   days on market $951,114 Active 32 DOM
6. 2026-06-15
   days on market $951,114 Active 31 DOM
7. 2026-06-13
   days on market $951,114 Active 29 DOM
8. 2026-06-13
   days on market $951,114 Active 28 DOM
9. 2026-06-09
   days on market $951,114 Active 25 DOM
10. 2026-06-08
    days on market $951,114 Active 24 DOM
11. 2026-06-07
    days on market $951,114 Active 23 DOM
12. 2026-06-04
    days on market $951,114 Active 20 DOM
13. 2026-06-03
    days on market $951,114 Active 19 DOM
14. 2026-06-02
    days on market $951,114 Active 18 DOM
15. 2026-06-01
    days on market $951,114 Active 17 DOM
16. 2026-05-31
    days on market $951,114 Active 16 DOM
17. 2026-05-15
    listed $950,250 Active 1027-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $49,303
• − Mortgage interest: −$97,543
• − Property taxes: −$26,120
• − Insurance: −$8,707
• − Repairs & maintenance: −$3,944
• − Management: −$3,944
• − HOA: −$3,348
• − Depreciation: −$50,658
• Taxable loss: −$144,961
• Est. tax savings @ 24.0%: +$34,791
• After-tax cash flow: $-74,017/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: Paradise Valley Unified District (4241)
• NCES district ID: 0405930
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $64,106
• Composite: 37.89/100
• National rank: #4316
• State rank: #56 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): 45,346
• Household income: $140,616
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 1034.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 6% Asian 4% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Slovak 3% Italian 2%
• Foreign-born: 11% · Canada, South Korea, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Other Asian/Pacific 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: ▲ 5.64%
• Current HPI: 330.9931
• Rent YoY: ▲ 4.42%
• 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

-2.9% since first listed

5 events — show timeline

• 2026-06-17 Price Changed $922,581 Zillow
• 2026-06-16 Price Changed $922,581 ARMLS
• 2026-05-28 Listed $951,114 Zillow
• 2026-05-22 Price Changed $951,114 ARMLS
• 2026-05-15 Listed $950,250 ARMLS