35311 N 92nd Way · Scottsdale, AZ 85262

$715,000

4 bd · 3.0 ba · 1,761 sqft · SingleFamily public records · 297 Days on market

Built 2001 8,465 sqft lot $406/sqft · 14% below area Est $828k · 14% under $100/mo HOA · 1% of rent

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Why this score? — see what drove the C+ 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 +21.0/30.0
• ARV discount +13.6/15.0
• DSCR +6.7/10.0
• Schools +5.4/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly updated and move-in ready—this charming 3-bedroom with a DEN/OFFICE , 2-bath home shines inside and out! Nestled in a vibrant community on a generous 8,465 sqft lot, this beautifully refreshed home boasts brand new exterior paint (July 2025), a modernized kitchen with energy star appliances, and stylish vinyl plank flooring installed in 2021. Major upgrades include a new hot water heater (2023) and a brand new HVAC system (2025), offering peace of mind and year-round comfort. With a spacious layout and an oversized lot perfect for outdoor entertaining, gardening, this home is the perfect blend of comfort, convenience, and contemporary style. The fantastic community features 2 pools, a spa, golf, pickleball, tennis, clubhouse, workout facility and much more!

Key facts

• Modernized kitchen
• New hot water heater
• Oversized lot

Tags

• MODERNIZED KITCHEN
• ENERGY STAR APPLIANCES
• VINYL PLANK FLOORING
• NEW HOT WATER HEATER
• NEW HVAC SYSTEM
• OVERSIZED LOT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $715k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/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 $672k (6.0% below list).
• Recommended offer: $629k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• Zoned schools: Desert Sun Academy (math 52% / reading 57%, grade C, #208 of 1,109 statewide, top 19%, 322 students, 14% FRL); Sonoran Trails Middle School (math 48% / reading 50%, grade C-, #31 of 218 statewide, top 14%, 761 students, 7% FRL); Cactus Shadows High School (math 49% / reading 46%, grade D, #48 of 381 statewide, top 13%, 1,588 students, 6% FRL) — zoned schools at 9% FRL track the district average.
• Market conditions: 598 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• At $6,724/mo this rent would consume 45% of the median local household income ($178k/yr) (locally 70% 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 $5k of loan paydown is wiped out by about $21k 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 297 days — a 12% lower offer ($629k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $629,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (median comp): $827,682
• List price: $715,000
• Delta: -13.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9255 E Whitewing Dr	0.09mi	3/2.0 (-1)	1,767 (+0%)	0mo	$760,000	$430	86
9399 E Whitewing Dr	0.15mi	3/2.0 (-1)	1,673 (-5%)	13mo	$780,000	$466	64
35167 N 92nd Pl	0.12mi	3/2.0 (-1)	1,673 (-5%)	16mo	$830,000	$496	64
9414 E Sandy Vista Dr	0.19mi	3/3.0 (-1)	2,025 (+15%)	3mo	$915,000	$452	59
9706 E Chuckwagon Ln	0.54mi	3/2.0 (-1)	1,832 (+4%)	4mo	$750,000	$409	56
9640 E Chuckwagon Ln	0.47mi	3/2.0 (-1)	1,832 (+4%)	8mo	$750,000	$409	56
9604 E Chuckwagon Ln	0.46mi	3/2.0 (-1)	1,832 (+4%)	9mo	$791,000	$432	55
9508 E Chuckwagon Ln	0.45mi	3/2.0 (-1)	1,832 (+4%)	10mo	$725,000	$396	55
9586 E Chuckwagon Ln	0.46mi	3/2.0 (-1)	1,832 (+4%)	14mo	$740,000	$404	51
9610 E Chuckwagon Ln	0.46mi	3/2.0 (-1)	1,832 (+4%)	22mo	$749,900	$409	44

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-51,880
• Equity at exit: $106,609

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $36,401
• Equity at exit: $61,820

Cash invested: $200,200 (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 85262

• Home prices YoY: -12.2%
• Active inventory: 598
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $6,724 high
• Mortgage (P&I): −$3,750
• Tax from tax record: −$155 /mo · $1,860/yr
• Insurance: −$298
• HOA: −$100
• Vacancy / Maint / Mgmt: −$1,412
• Net cashflow: $1,009

Break-even live

Break-even rent $5,446

Max offer price $715,000

Occupancy floor 80%

Sensitivity live

Price	-10% $1,414	-5% $1,211	+0% $1,009	+5% $807	+10% $604
Rent	-10% $478	-5% $744	+0% $1,009	+5% $1,275	+10% $1,540
Rate	-1.0pp $1,369	-0.5pp $1,191	base $1,009	+0.5pp $824	+1.0pp $635

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: $178,750
• Closing costs: $21,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9303 E Whitewing Dr Scottsdale, AZ	3.0	2.0	2167	$2,800	$1.29	14d	1	0.07mi
9338 E Prairie Cir Scottsdale, AZ	3.0	2.5	2515	$7,000	$2.78	45d	1	0.15mi
9255 E Broken Arrow Dr Scottsdale, AZ	3.0	3.0	2127	$6,850	$3.22	45d	1	0.26mi
34938 N 92nd Pl Scottsdale, AZ	3.0	2.0	1673	$4,600	$2.75	45d	1	0.26mi
9616 E Chuckwagon Ln Scottsdale, AZ	3.0	2.0	1832	$7,000	$3.82	45d	1	0.48mi
9535 E Raindance Trl Scottsdale, AZ	3.0	2.0	1832	$7,500	$4.09	45d	1	0.52mi
34457 N Legend Trail Pkwy #1010 Scottsdale, AZ	3.0	2.0	1463	$4,400	$3.01	45d	1	0.71mi
37200 N Cave Creek Rd Scottsdale, AZ	3.0	3.5	2726	$13,000	$4.77	0d	2	1.24mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: waterpool

Listing history 12 events

1. 2026-05-31
   days on market $715,000 Active 297 DOM
2. 2026-04-04
   price $715,000 781-char remark

   Show marketing remark (781 chars)

   Freshly updated and move-in ready—this charming 3-bedroom with a DEN/OFFICE , 2-bath home shines inside and out! Nestled in a vibrant community on a generous 8,465 sqft lot, this beautifully refreshed home boasts brand new exterior paint (July 2025), a modernized kitchen with energy star appliances, and stylish vinyl plank flooring installed in 2021. Major upgrades include a new hot water heater (2023) and a brand new HVAC system (2025), offering peace of mind and year-round comfort. With a spacious layout and an oversized lot perfect for outdoor entertaining, gardening, this home is the perfect blend of comfort, convenience, and contemporary style. The fantastic community features 2 pools, a spa, golf, pickleball, tennis, clubhouse, workout facility and much more!

3. 2026-03-07
   price $725,000 781-char remark

   Show marketing remark (781 chars)

   Freshly updated and move-in ready—this charming 3-bedroom with a DEN/OFFICE , 2-bath home shines inside and out! Nestled in a vibrant community on a generous 8,465 sqft lot, this beautifully refreshed home boasts brand new exterior paint (July 2025), a modernized kitchen with energy star appliances, and stylish vinyl plank flooring installed in 2021. Major upgrades include a new hot water heater (2023) and a brand new HVAC system (2025), offering peace of mind and year-round comfort. With a spacious layout and an oversized lot perfect for outdoor entertaining, gardening, this home is the perfect blend of comfort, convenience, and contemporary style. The fantastic community features 2 pools, a spa, golf, pickleball, tennis, clubhouse, workout facility and much more!

4. 2026-02-05
   price $750,000 781-char remark

   Show marketing remark (781 chars)

   Freshly updated and move-in ready—this charming 3-bedroom with a DEN/OFFICE , 2-bath home shines inside and out! Nestled in a vibrant community on a generous 8,465 sqft lot, this beautifully refreshed home boasts brand new exterior paint (July 2025), a modernized kitchen with energy star appliances, and stylish vinyl plank flooring installed in 2021. Major upgrades include a new hot water heater (2023) and a brand new HVAC system (2025), offering peace of mind and year-round comfort. With a spacious layout and an oversized lot perfect for outdoor entertaining, gardening, this home is the perfect blend of comfort, convenience, and contemporary style. The fantastic community features 2 pools, a spa, golf, pickleball, tennis, clubhouse, workout facility and much more!

5. 2025-12-30
   price $765,000 781-char remark

   Show marketing remark (781 chars)

   Freshly updated and move-in ready—this charming 3-bedroom with a DEN/OFFICE , 2-bath home shines inside and out! Nestled in a vibrant community on a generous 8,465 sqft lot, this beautifully refreshed home boasts brand new exterior paint (July 2025), a modernized kitchen with energy star appliances, and stylish vinyl plank flooring installed in 2021. Major upgrades include a new hot water heater (2023) and a brand new HVAC system (2025), offering peace of mind and year-round comfort. With a spacious layout and an oversized lot perfect for outdoor entertaining, gardening, this home is the perfect blend of comfort, convenience, and contemporary style. The fantastic community features 2 pools, a spa, golf, pickleball, tennis, clubhouse, workout facility and much more!

6. 2025-11-13
   price $775,000 781-char remark

   Show marketing remark (781 chars)

   Freshly updated and move-in ready—this charming 3-bedroom with a DEN/OFFICE , 2-bath home shines inside and out! Nestled in a vibrant community on a generous 8,465 sqft lot, this beautifully refreshed home boasts brand new exterior paint (July 2025), a modernized kitchen with energy star appliances, and stylish vinyl plank flooring installed in 2021. Major upgrades include a new hot water heater (2023) and a brand new HVAC system (2025), offering peace of mind and year-round comfort. With a spacious layout and an oversized lot perfect for outdoor entertaining, gardening, this home is the perfect blend of comfort, convenience, and contemporary style. The fantastic community features 2 pools, a spa, golf, pickleball, tennis, clubhouse, workout facility and much more!

7. 2025-10-04
   price $780,000 781-char remark

   Show marketing remark (781 chars)

   Freshly updated and move-in ready—this charming 3-bedroom with a DEN/OFFICE , 2-bath home shines inside and out! Nestled in a vibrant community on a generous 8,465 sqft lot, this beautifully refreshed home boasts brand new exterior paint (July 2025), a modernized kitchen with energy star appliances, and stylish vinyl plank flooring installed in 2021. Major upgrades include a new hot water heater (2023) and a brand new HVAC system (2025), offering peace of mind and year-round comfort. With a spacious layout and an oversized lot perfect for outdoor entertaining, gardening, this home is the perfect blend of comfort, convenience, and contemporary style. The fantastic community features 2 pools, a spa, golf, pickleball, tennis, clubhouse, workout facility and much more!

8. 2025-09-13
   price $800,000 781-char remark

   Show marketing remark (781 chars)

   Freshly updated and move-in ready—this charming 3-bedroom with a DEN/OFFICE , 2-bath home shines inside and out! Nestled in a vibrant community on a generous 8,465 sqft lot, this beautifully refreshed home boasts brand new exterior paint (July 2025), a modernized kitchen with energy star appliances, and stylish vinyl plank flooring installed in 2021. Major upgrades include a new hot water heater (2023) and a brand new HVAC system (2025), offering peace of mind and year-round comfort. With a spacious layout and an oversized lot perfect for outdoor entertaining, gardening, this home is the perfect blend of comfort, convenience, and contemporary style. The fantastic community features 2 pools, a spa, golf, pickleball, tennis, clubhouse, workout facility and much more!

9. 2025-09-04
   price $825,000 781-char remark

   Show marketing remark (781 chars)

   Freshly updated and move-in ready—this charming 3-bedroom with a DEN/OFFICE , 2-bath home shines inside and out! Nestled in a vibrant community on a generous 8,465 sqft lot, this beautifully refreshed home boasts brand new exterior paint (July 2025), a modernized kitchen with energy star appliances, and stylish vinyl plank flooring installed in 2021. Major upgrades include a new hot water heater (2023) and a brand new HVAC system (2025), offering peace of mind and year-round comfort. With a spacious layout and an oversized lot perfect for outdoor entertaining, gardening, this home is the perfect blend of comfort, convenience, and contemporary style. The fantastic community features 2 pools, a spa, golf, pickleball, tennis, clubhouse, workout facility and much more!

10. 2025-08-25
    price $840,000 781-char remark

    Show marketing remark (781 chars)

    Freshly updated and move-in ready—this charming 3-bedroom with a DEN/OFFICE , 2-bath home shines inside and out! Nestled in a vibrant community on a generous 8,465 sqft lot, this beautifully refreshed home boasts brand new exterior paint (July 2025), a modernized kitchen with energy star appliances, and stylish vinyl plank flooring installed in 2021. Major upgrades include a new hot water heater (2023) and a brand new HVAC system (2025), offering peace of mind and year-round comfort. With a spacious layout and an oversized lot perfect for outdoor entertaining, gardening, this home is the perfect blend of comfort, convenience, and contemporary style. The fantastic community features 2 pools, a spa, golf, pickleball, tennis, clubhouse, workout facility and much more!

11. 2025-08-07
    listed $845,000 Active 781-char remark

    Show marketing remark (781 chars)

    Freshly updated and move-in ready—this charming 3-bedroom with a DEN/OFFICE , 2-bath home shines inside and out! Nestled in a vibrant community on a generous 8,465 sqft lot, this beautifully refreshed home boasts brand new exterior paint (July 2025), a modernized kitchen with energy star appliances, and stylish vinyl plank flooring installed in 2021. Major upgrades include a new hot water heater (2023) and a brand new HVAC system (2025), offering peace of mind and year-round comfort. With a spacious layout and an oversized lot perfect for outdoor entertaining, gardening, this home is the perfect blend of comfort, convenience, and contemporary style. The fantastic community features 2 pools, a spa, golf, pickleball, tennis, clubhouse, workout facility and much more!

12. 1999-06-01
    soldstatus $4,968,000

ⓘ 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: $1,860 · $155/mo
• Projected year-2 tax: $4,719 · $393/mo
• Expected delta: +$2,859/yr (+$238/mo · 153.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 15 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: $80,683
• − Mortgage interest: −$40,051
• − Property taxes: −$1,860
• − Insurance: −$3,575
• − Repairs & maintenance: −$6,455
• − Management: −$6,455
• − HOA: −$1,200
• − Depreciation: −$20,800
• Taxable income: $287
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $12,041/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): 14,329
• Household income: $177,790
• Rent vs Own: 3.1% rent · 96.9% own
• Severe rent burden: 70.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Portuguese 4% Lithuanian 3%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% 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: ▼ -39.65%
• Current HPI: 286.3814
• 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

-85.6% since first listed

11 events — show timeline

• 2026-04-04 Price Changed $715,000 ARMLS
• 2026-03-07 Price Changed $725,000 ARMLS
• 2026-02-05 Price Changed $750,000 ARMLS
• 2025-12-30 Price Changed $765,000 ARMLS
• 2025-11-13 Price Changed $775,000 ARMLS
• 2025-10-04 Price Changed $780,000 ARMLS
• 2025-09-13 Price Changed $800,000 ARMLS
• 2025-09-04 Price Changed $825,000 ARMLS
• 2025-08-25 Price Changed $840,000 ARMLS
• 2025-08-07 Listed $845,000 ARMLS
• 1999-06-01 Sold (Public Records) $4,968,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,860 · +1.9% YoY. Source: county tax records.