6117 E Palomino Ln · Scottsdale, AZ 85266

$1,000,000

5 bd · 4.0 ba · 3,960 sqft · SingleFamily public records · 93 Days on market

Built 1999 0.28 ac lot $253/sqft · 8% below area Est $1086k · 8% under $35/mo HOA

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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 +16.3/30.0
• ARV discount +11.1/15.0
• Schools +5.4/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AMAZING HOME in the desirable La Buena Vida Estates community! This 5BD 3BA home offers nearly 4,000 sq ft of comfortable living space on a generous lot designed for both entertaining & everyday living. The functional floor plan features expansive living areas, fireplaces in the living & family rooms & a well-appointed kitchen w/abundant cabinetry & pantry storage. A downstairs bedroom provides flexible space for guests or multigenerational living. Step outside to enjoy the private backyard retreat w/covered patio, Pebble Tec pool & spa w/waterfall, & low-maintenance desert landscaping. 3-car garage & an excellent location near shopping, dining, golf, and hiking in North Scottsdale. All this & it's Priced to Sell! This one won't last!

Key facts

• 0.28 acre lot
• 3 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $1.00M.

Deal economics

• At list price, monthly cash flow is $546 ($7k/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 $816k (18.4% below list).
• Recommended offer: $816k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Cave Creek Unified District (4244) (urban): math 57% / reading 59% proficiency, ranked #13 of 249 in AZ (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 190 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $8,159/mo this rent would consume 64% of the median local household income ($152k/yr) (locally 51% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $30k 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 93 days — a 9% lower offer ($910k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $100k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $425k; list at $1.00M implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $815,941 (18.4% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (median comp): $1,085,949
• List price: $1,000,000
• Delta: -7.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6026 E Sonoran Trl	0.18mi	5/3.0	4,096 (+3%)	9mo	$997,000	$243	74
6204 E Calle DE Pompas --	0.45mi	5/4.5	4,105 (+4%)	2mo	$2,490,000	$607	69
6044 E Hodges St	0.59mi	5/4.5	4,025 (+2%)	7mo	$1,475,000	$366	62
6032 E Thunder Hawk Rd	0.44mi	4/3.5 (-1)	4,105 (+4%)	9mo	$1,800,000	$438	59
6125 E Hodges St	0.55mi	4/3.5 (-1)	4,025 (+2%)	7mo	$1,550,000	$385	59
33220 N 60th Way	0.30mi	5/2.5	3,656 (-8%)	10mo	$915,000	$250	59
6112 E Calle DE Pompas --	0.47mi	4/3.5 (-1)	4,105 (+4%)	7mo	$1,782,500	$434	59
6184 E Dusty Coyote Cir	0.66mi	4/3.0 (-1)	4,095 (+3%)	4mo	$2,135,000	$521	51
5626 E Sleepy Ranch Rd	0.75mi	5/3.5	3,694 (-7%)	10mo	$1,130,000	$306	44
5842 E Night Glow Cir	0.72mi	4/3.5 (-1)	3,451 (-13%)	1mo	$1,170,000	$339	37
5964 E Night Glow Cir	0.65mi	4/3.5 (-1)	3,451 (-13%)	7mo	$1,200,000	$348	35
34048 N 59th Way	0.68mi	4/3.5 (-1)	3,451 (-13%)	7mo	$1,180,000	$342	34

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

Projected returns pro-forma

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

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-127,770
• Equity at exit: $149,103

10-year hold

• IRR: -3.7%
• Equity multiple: 0.76×
• Total profit: $-68,509
• Equity at exit: $86,462

Cash invested: $280,000 (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 85266

• Home prices YoY: -20.5%
• Active inventory: 190
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $8,159 high
• Mortgage (P&I): −$5,244
• Tax from tax record: −$204 /mo · $2,451/yr
• Insurance: −$417
• HOA: −$35
• Vacancy / Maint / Mgmt: −$1,713
• Net cashflow: $546

Break-even live

Break-even rent $7,468

Max offer price $1,000,000

Occupancy floor 88%

Sensitivity live

Price	-10% $1,112	-5% $829	+0% $546	+5% $263	+10% $-20
Rent	-10% $-99	-5% $224	+0% $546	+5% $868	+10% $1,191
Rate	-1.0pp $1,050	-0.5pp $800	base $546	+0.5pp $287	+1.0pp $23

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: $250,000
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6018 E Old West Way Scottsdale, AZ	5.0	2.5	2975	$7,800	$2.62	44d	1	0.19mi
6332 E Dusty Coyote Cir Scottsdale, AZ	4.0	3.5	3791	$10,000	$2.64	25d	1	0.72mi
34327 N 61st Pl Scottsdale, AZ	4.0	4.5	3326	$9,000	$2.71	44d	1	0.79mi
5907 E Calle de las Estrellas Cave Creek, AZ	4.0	3.5	3468	$12,000	$3.46	44d	1	0.80mi
6469 E Amber Sun Dr Scottsdale, AZ	4.0	4.5	2903	$10,500	$3.62	25d	1	0.85mi
6703 E Calle de las Estrellas Cave Creek, AZ	6.0	4.0	4000	$6,000	$1.50	23d	1	0.96mi
5505 E Calle del Sol Cave Creek, AZ	5.0	3.5	4200	$3,900	$0.93	18d	1	1.11mi
32015 N 71st St Scottsdale, AZ	5.0	3.0	2912	$4,650	$1.60	19d	1	1.31mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: waterlandscapingpool

Listing history 21 events

1. 2026-06-21
   days on market $1,000,000 Active 93 DOM
2. 2026-06-18
   days on market $1,000,000 Active 90 DOM
3. 2026-06-17
   days on market $1,000,000 Active 89 DOM
4. 2026-06-16
   days on market $1,000,000 Active 88 DOM
5. 2026-06-15
   days on market $1,000,000 Active 87 DOM
6. 2026-06-13
   days on market $1,000,000 Active 85 DOM
7. 2026-06-13
   days on market $1,000,000 Active 84 DOM
8. 2026-06-09
   days on market $1,000,000 Active 81 DOM
9. 2026-06-08
   days on market $1,000,000 Active 80 DOM
10. 2026-06-07
    days on market $1,000,000 Active 79 DOM
11. 2026-06-04
    days on market $1,000,000 Active 76 DOM
12. 2026-06-03
    days on market $1,000,000 Active 75 DOM
13. 2026-06-02
    days on market $1,000,000 Active 74 DOM
14. 2026-06-01
    days on market $1,000,000 Active 73 DOM
15. 2026-05-31
    days on market $1,000,000 Active 72 DOM
16. 2026-05-10
    price $1,075,000 776-char remark

    Show marketing remark (776 chars)

    AMAZING HOME in the desirable La Buena Vida Estates community! This 5BD 3BA home offers nearly 4,000 sq ft of comfortable living space on a generous lot designed for both entertaining & everyday living. The functional floor plan features expansive living areas, fireplaces in the living & family rooms & a well-appointed kitchen w/abundant cabinetry & pantry storage. A downstairs bedroom provides flexible space for guests or multigenerational living. Step outside to enjoy the private backyard retreat w/covered patio, Pebble Tec pool & spa w/waterfall, & low-maintenance desert landscaping. 3-car garage & an excellent location near shopping, dining, golf, and hiking in North Scottsdale. All this & it's Priced to Sell! This one won't last!

17. 2026-03-20
    listed $1,100,000 Active 776-char remark

    Show marketing remark (776 chars)

    AMAZING HOME in the desirable La Buena Vida Estates community! This 5BD 3BA home offers nearly 4,000 sq ft of comfortable living space on a generous lot designed for both entertaining & everyday living. The functional floor plan features expansive living areas, fireplaces in the living & family rooms & a well-appointed kitchen w/abundant cabinetry & pantry storage. A downstairs bedroom provides flexible space for guests or multigenerational living. Step outside to enjoy the private backyard retreat w/covered patio, Pebble Tec pool & spa w/waterfall, & low-maintenance desert landscaping. 3-car garage & an excellent location near shopping, dining, golf, and hiking in North Scottsdale. All this & it's Priced to Sell! This one won't last!

18. 2003-07-29
    soldstatus $425,000 480-char remark

    Show marketing remark (480 chars)

    TOO GOOD TO MISS! VIEWS! VIEWS! Huge bonus room w/surround sound; Open loft; Downstairs Bedrm; FP in Living rm; FP in Family rm; CD intercom system; shutters & sunscreen thru-out; FABULOUS kitchen w/built-in convection oven, upgraded cabinets, walk-in pantry; Separate eating area; Front and back balconies; large lot w/covered patio/ Fenced pebbletec waterfall pool w/spa. Low Maint yard w/ privacy; Many Many upgrades. Byr to verify all measurements. Home Warranty included.

19. 2003-07-29
    soldstatus $425,000

    Show marketing remark (480 chars)

    TOO GOOD TO MISS! VIEWS! VIEWS! Huge bonus room w/surround sound; Open loft; Downstairs Bedrm; FP in Living rm; FP in Family rm; CD intercom system; shutters & sunscreen thru-out; FABULOUS kitchen w/built-in convection oven, upgraded cabinets, walk-in pantry; Separate eating area; Front and back balconies; large lot w/covered patio/ Fenced pebbletec waterfall pool w/spa. Low Maint yard w/ privacy; Many Many upgrades. Byr to verify all measurements. Home Warranty included.

20. 2003-07-04
    historical 480-char remark

    Show marketing remark (480 chars)

    TOO GOOD TO MISS! VIEWS! VIEWS! Huge bonus room w/surround sound; Open loft; Downstairs Bedrm; FP in Living rm; FP in Family rm; CD intercom system; shutters & sunscreen thru-out; FABULOUS kitchen w/built-in convection oven, upgraded cabinets, walk-in pantry; Separate eating area; Front and back balconies; large lot w/covered patio/ Fenced pebbletec waterfall pool w/spa. Low Maint yard w/ privacy; Many Many upgrades. Byr to verify all measurements. Home Warranty included.

21. 2003-03-27
    listed $434,900 480-char remark

    Show marketing remark (480 chars)

    TOO GOOD TO MISS! VIEWS! VIEWS! Huge bonus room w/surround sound; Open loft; Downstairs Bedrm; FP in Living rm; FP in Family rm; CD intercom system; shutters & sunscreen thru-out; FABULOUS kitchen w/built-in convection oven, upgraded cabinets, walk-in pantry; Separate eating area; Front and back balconies; large lot w/covered patio/ Fenced pebbletec waterfall pool w/spa. Low Maint yard w/ privacy; Many Many upgrades. Byr to verify all measurements. Home Warranty included.

ⓘ 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: $2,451 · $204/mo
• Projected year-2 tax: $6,600 · $550/mo
• Expected delta: +$4,149/yr (+$346/mo · 169.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 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: $97,913
• − Mortgage interest: −$56,016
• − Property taxes: −$2,451
• − Insurance: −$5,000
• − Repairs & maintenance: −$7,833
• − Management: −$7,833
• − HOA: −$420
• − Depreciation: −$29,091
• Taxable loss: −$10,730
• Est. tax savings @ 24.0%: +$2,575
• After-tax cash flow: $9,127/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: Cave Creek Unified District (4244)
• NCES district ID: 0400001
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 59% ▼ -8.00%
• Median HH income: $102,788
• Composite: 54.46/100
• National rank: #1351
• State rank: #13 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): 12,516
• Household income: $151,923
• Rent vs Own: 2.4% rent · 97.6% own
• Severe rent burden: 51.0

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 (86%)
• Race & ethnicity: White 86% Asian 6% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 5% Portuguese 3% Slovak 3%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 93% English-only · Russian/Polish/Slavic 1% Other Indo-European 1% Spanish 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: ▼ -79.44%
• Current HPI: 308.0227
• Rent YoY: —
• 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

+147.2% since first listed

6 events — show timeline

• 2026-05-10 Price Changed $1,075,000 ARMLS
• 2026-03-20 Listed $1,100,000 ARMLS
• 2003-07-29 Sold (Public Records) $425,000 Public Records
• 2003-07-29 Sold (MLS) $425,000 ARMLS
• 2003-07-04 Listing Removed — ARMLS
• 2003-03-27 Listed $434,900 ARMLS

Property tax history

+0.9%/yr

Latest (2025): $2,451 · +1.9% YoY. Source: county tax records.