6721 E Mcdowell Rd Unit 316G · Scottsdale, AZ 85257

$245,000

2 bd · 1.0 ba · 988 sqft · Condo public records · 43 Days on market

Built 1962 $248/sqft · 5% below area Est $259k · 5% under $250/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 +10.5/30.0
• ARV discount +9.9/15.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW roof, NEW interior electric panel, NEW city sewer connection, Luxury Vinyl Plank flooring throughout, updated bathroom & kitchen, new light fixtures, ceiling fans & FULL size laundry space in BONUS room which also offers extra space for office, workout or play room! Retro vibes radiate from this renovated END unit! South Scottsdale Condo in close proximity to all things Scottsdale & DTPHX! In the last year the unit has received lots of TLC! HOA fees are extremely reasonable at only $250/mo. including large heated community pool for year round enjoyment, mature fruit trees throughout the complex & assigned covered parking. The low HOA fee also includes water, sewer & trash. Notice the common areas in this complex which feature walking paths, BBQ/picnic areas & much more!

Key facts

• $250 HOA
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (19.1% below list).
• Recommended offer: $198k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Market conditions: Rents rising (+2.8%/yr); 269 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 43 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $245k implies a 581% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,166 (19.1% 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 43 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $258,965
• List price: $245,000
• Delta: -5.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.8% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.30×
• Total profit: $-48,077
• Equity at exit: $36,530

10-year hold

• IRR: -13.6%
• Equity multiple: 0.22×
• Total profit: $-53,686
• Equity at exit: $21,183

Cash invested: $68,600 (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 85257

• Rents YoY: 2.8%
• Active inventory: 269
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,982 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$102
• HOA: −$250
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-126

Break-even live

Break-even rent $2,141

Max offer price $222,790

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-56	+0% $-126	+5% $-195	+10% $-264
Rent	-10% $-282	-5% $-204	+0% $-126	+5% $-47	+10% $31
Rate	-1.0pp $-2	-0.5pp $-63	base $-126	+0.5pp $-189	+1.0pp $-254

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6721 E McDowell Rd Unit 315E Scottsdale, AZ	2.0	2.0	1040	$1,950	$1.88	25d	1	0.05mi
6721 E McDowell Rd Scottsdale, AZ	2.0	1.0	988	$1,762	$1.78	3d	2	0.11mi
6721 E McDowell Rd Scottsdale, AZ	2.0	1.0–2.0	1014	$1,888	$1.86	11d	2	0.11mi
6601 E McDowell Rd Scottsdale, AZ	2.0	1.0–2.0	907	$2,892	$3.19	0d	26	0.19mi
6640 E McDowell Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	760	$1,934	$2.54	11d	8	0.29mi
325 E Continental Dr Tempe, AZ	3.0	2.0	1092	$2,295	$2.10	44d	1	0.34mi
7115 E McDowell Rd Scottsdale, AZ	2.0	1.0–2.0	858	$2,485	$2.90	2d	26	0.39mi
6460 E McDowell Rd Scottsdale, AZ	3.0	1.0–2.0	1007	$3,098	$3.07	0d	79	0.50mi
1923 N 70th St Scottsdale, AZ	2.0	1.0–2.0	642	$1,402	$2.18	0d	25	0.51mi
7002 E Hubbell St Scottsdale, AZ	1.0–2.0	1.0–1.5	620	$1,624	$2.62	4d	11	0.55mi
2435 N McAllister Ave Tempe, AZ	1.0	1.0	690	$1,235	$1.79	8d	2	0.58mi
7305 E Belleview St Unit 04 Scottsdale, AZ	2.0	1.0	879	$1,600	$1.82	25d	1	0.68mi
7309 E Belleview St Unit 7309 3 Scottsdale, AZ	1.0	1.0	684	$1,200	$1.75	17d	1	0.69mi
1301 N Scottsdale Rd Scottsdale, AZ	3.0	1.0–2.0	1079	$2,346	$2.17	11d	34	0.72mi
1301 N Scottsdale Rd Scottsdale, AZ	3.0	1.0–2.0	1079	$2,185	$2.02	0d	26	0.72mi
2040 N Scottsdale Rd Scottsdale, AZ	3.0	1.0–2.0	979	$2,773	$2.83	0d	10	0.73mi
7320 E Belleview St Scottsdale, AZ	2.0	1.5	741	$1,895	$2.56	19d	1	0.74mi
7325 E Belleview St #1007 Scottsdale, AZ	2.0	1.5	788	$1,750	$2.22	20d	1	0.75mi
7325 E Belleview St #1017 Scottsdale, AZ	2.0	1.5	788	$1,750	$2.22	13d	1	0.75mi
7102 E Oak St Unit 08 Scottsdale, AZ	1.0	1.0	618	$1,450	$2.35	19d	1	0.82mi
7102 E Oak St Scottsdale, AZ	2.0	1.0	856	$1,650	$1.93	25d	1	0.82mi
2001 N Scottsdale Rd Scottsdale, AZ	3.0	1.0–2.0	919	$2,290	$2.49	0d	11	0.82mi
2401 N 70th St Unit T Scottsdale, AZ	2.0	1.0	759	$1,700	$2.24	18d	1	0.86mi
2100 N Scottsdale Rd Tempe, AZ	2.0	1.0–2.0	764	$2,072	$2.71	0d	30	0.87mi
801 E McKellips Rd Tempe, AZ	2.0	1.0	837	$1,466	$1.75	2d	11	0.97mi
7045 E Wilshire Dr #1 Scottsdale, AZ	2.0	2.5	900	$1,400	$1.56	13d	1	0.97mi
7039 E Virginia Ave Scottsdale, AZ	3.0	1.0	980	$2,900	$2.96	44d	1	1.03mi
1217 N Miller Rd #14 Scottsdale, AZ	2.0	2.0	1026	$1,950	$1.90	25d	1	1.05mi
1251 N Miller Rd Scottsdale, AZ	1.0	1.0	600	$1,615	$2.69	8d	1	1.05mi
6599 E Thomas Rd Scottsdale, AZ	1.0–3.0	1.0–2.0	942	$1,656	$1.76	0d	20	1.10mi
525 N Miller Rd Scottsdale, AZ	2.0	2.0	1028	$2,000	$1.94	8d	2	1.20mi
525 N Miller Rd Scottsdale, AZ	2.0–3.0	2.0–3.0	1173	$1,100	$0.94	5d	3	1.20mi
7602 E Polk St Unit 101 Scottsdale, AZ	2.0	1.0	720	$1,475	$2.05	4d	1	1.23mi
303 N Miller Rd Scottsdale, AZ	2.0	1.0	850	$1,238	$1.46	3d	2	1.25mi
525 N Miller Rd #145 Scottsdale, AZ	2.0	2.0	945	$2,100	$2.22	44d	1	1.25mi
2935 N 68th St Scottsdale, AZ	2.0	2.0	1154	$2,798	$2.42	22d	2	1.28mi
2959 N 68th Pl #102 Scottsdale, AZ	2.0	2.0	980	$5,000	$5.10	44d	1	1.29mi
3002 N 70th St Scottsdale, AZ	1.0–20.0	1.0–2.0	759	$1,396	$1.84	8d	3	1.30mi
303 N Miller Rd #1005 Scottsdale, AZ	2.0	1.0	850	$1,275	$1.50	8d	1	1.31mi
2929 N 70th St Scottsdale, AZ	1.0–3.0	1.0–2.0	1038	$1,823	$1.76	11d	62	1.33mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Likely covers: watersewertrashelectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $245,000 Active 43 DOM
2. 2026-06-18
   days on market $245,000 Active 40 DOM
3. 2026-06-17
   days on market $245,000 Active 39 DOM
4. 2026-06-16
   days on market $245,000 Active 38 DOM
5. 2026-06-15
   days on market $245,000 Active 37 DOM
6. 2026-06-13
   days on market $245,000 Active 35 DOM
7. 2026-06-13
   days on market $245,000 Active 34 DOM
8. 2026-06-09
   days on market $245,000 Active 31 DOM
9. 2026-06-08
   days on market $245,000 Active 30 DOM
10. 2026-06-07
    pricedays on market $245,000 Active 29 DOM
11. 2026-05-31
    days on market $259,900 Active 138 DOM
12. 2026-04-28
    price $259,900 808-char remark

    Show marketing remark (808 chars)

    NEW roof, NEW interior electric panel, NEW city sewer connection, Luxury Vinyl Plank flooring throughout, updated bathroom & kitchen, new light fixtures, ceiling fans & FULL size laundry space in BONUS room which also offers extra space for office, workout or play room! Retro vibes radiate from this renovated END unit! South Scottsdale Condo in close proximity to all things Scottsdale & DTPHX! In the last year the unit has received lots of TLC! HOA fees are extremely reasonable at only $250/mo. including large heated community pool for year round enjoyment, mature fruit trees throughout the complex & assigned covered parking. The low HOA fee also includes water, sewer & trash. Notice the common areas in this complex which feature walking paths, BBQ/picnic areas & much more!

13. 2026-02-12
    price $270,000 808-char remark

    Show marketing remark (808 chars)

    NEW roof, NEW interior electric panel, NEW city sewer connection, Luxury Vinyl Plank flooring throughout, updated bathroom & kitchen, new light fixtures, ceiling fans & FULL size laundry space in BONUS room which also offers extra space for office, workout or play room! Retro vibes radiate from this renovated END unit! South Scottsdale Condo in close proximity to all things Scottsdale & DTPHX! In the last year the unit has received lots of TLC! HOA fees are extremely reasonable at only $250/mo. including large heated community pool for year round enjoyment, mature fruit trees throughout the complex & assigned covered parking. The low HOA fee also includes water, sewer & trash. Notice the common areas in this complex which feature walking paths, BBQ/picnic areas & much more!

14. 2026-02-10
    status Active 808-char remark

    Show marketing remark (808 chars)

    NEW roof, NEW interior electric panel, NEW city sewer connection, Luxury Vinyl Plank flooring throughout, updated bathroom & kitchen, new light fixtures, ceiling fans & FULL size laundry space in BONUS room which also offers extra space for office, workout or play room! Retro vibes radiate from this renovated END unit! South Scottsdale Condo in close proximity to all things Scottsdale & DTPHX! In the last year the unit has received lots of TLC! HOA fees are extremely reasonable at only $250/mo. including large heated community pool for year round enjoyment, mature fruit trees throughout the complex & assigned covered parking. The low HOA fee also includes water, sewer & trash. Notice the common areas in this complex which feature walking paths, BBQ/picnic areas & much more!

15. 2026-02-03
    status Pending 808-char remark

    Show marketing remark (808 chars)

    NEW roof, NEW interior electric panel, NEW city sewer connection, Luxury Vinyl Plank flooring throughout, updated bathroom & kitchen, new light fixtures, ceiling fans & FULL size laundry space in BONUS room which also offers extra space for office, workout or play room! Retro vibes radiate from this renovated END unit! South Scottsdale Condo in close proximity to all things Scottsdale & DTPHX! In the last year the unit has received lots of TLC! HOA fees are extremely reasonable at only $250/mo. including large heated community pool for year round enjoyment, mature fruit trees throughout the complex & assigned covered parking. The low HOA fee also includes water, sewer & trash. Notice the common areas in this complex which feature walking paths, BBQ/picnic areas & much more!

16. 2026-01-19
    historical Under Contract Accepting Backups 808-char remark

    Show marketing remark (808 chars)

    NEW roof, NEW interior electric panel, NEW city sewer connection, Luxury Vinyl Plank flooring throughout, updated bathroom & kitchen, new light fixtures, ceiling fans & FULL size laundry space in BONUS room which also offers extra space for office, workout or play room! Retro vibes radiate from this renovated END unit! South Scottsdale Condo in close proximity to all things Scottsdale & DTPHX! In the last year the unit has received lots of TLC! HOA fees are extremely reasonable at only $250/mo. including large heated community pool for year round enjoyment, mature fruit trees throughout the complex & assigned covered parking. The low HOA fee also includes water, sewer & trash. Notice the common areas in this complex which feature walking paths, BBQ/picnic areas & much more!

17. 2026-01-07
    listed $275,000 Active 808-char remark

    Show marketing remark (808 chars)

    NEW roof, NEW interior electric panel, NEW city sewer connection, Luxury Vinyl Plank flooring throughout, updated bathroom & kitchen, new light fixtures, ceiling fans & FULL size laundry space in BONUS room which also offers extra space for office, workout or play room! Retro vibes radiate from this renovated END unit! South Scottsdale Condo in close proximity to all things Scottsdale & DTPHX! In the last year the unit has received lots of TLC! HOA fees are extremely reasonable at only $250/mo. including large heated community pool for year round enjoyment, mature fruit trees throughout the complex & assigned covered parking. The low HOA fee also includes water, sewer & trash. Notice the common areas in this complex which feature walking paths, BBQ/picnic areas & much more!

18. 2025-05-03
    historical
19. 2025-05-01
    status Active
20. 2025-05-01
    historical
21. 2025-03-05
    price $275,000
22. 2025-01-19
    status Active
23. 2025-01-13
    historical Under Contract Accepting Backups
24. 2024-10-31
    price $284,888
25. 2024-10-17
    listed $287,888 Active
26. 1994-05-02
    soldstatus $36,000
27. 1976-01-23
    soldstatus $19,000

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $1,617 · $135/mo
• Expected delta: +$965/yr (+$80/mo · 147.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 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: $23,780
• − Mortgage interest: −$13,724
• − Property taxes: −$652
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − HOA: −$3,000
• − Depreciation: −$7,127
• Taxable loss: −$5,753
• Est. tax savings @ 24.0%: +$1,381
• After-tax cash flow: $-128/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): 29,812
• Household income: $86,962
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 1086.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 16% Two or more races 13% Black 4% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 3% Romanian 3% Italian 3%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 1% Korean 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: ▼ -411.72%
• Current HPI: 412.043
• Rent YoY: ▲ 2.80%
• 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

+1267.9% since first listed

16 events — show timeline

• 2026-04-28 Price Changed $259,900 ARMLS
• 2026-02-12 Price Changed $270,000 ARMLS
• 2026-02-10 Relisted — ARMLS
• 2026-02-03 Pending — ARMLS
• 2026-01-19 Contingent — ARMLS
• 2026-01-07 Listed $275,000 ARMLS
• 2025-05-03 Listing Removed — ARMLS
• 2025-05-01 Relisted — ARMLS
• 2025-05-01 Listing Removed — ARMLS
• 2025-03-05 Price Changed $275,000 ARMLS
• 2025-01-19 Relisted — ARMLS
• 2025-01-13 Contingent — ARMLS
• 2024-10-31 Price Changed $284,888 ARMLS
• 2024-10-17 Listed $287,888 ARMLS
• 1994-05-02 Sold (Public Records) $36,000 Public Records
• 1976-01-23 Sold (Public Records) $19,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $652 · +4.4% YoY. Source: county tax records.