7826 E Beatrice St · Scottsdale, AZ 85257

$405,000

3 bd · 2.0 ba · 1,058 sqft · SingleFamily public records · 62 Days on market

Built 1964 6,203 sqft lot $383/sqft · 23% below area Est $524k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.5/30.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Scottsdale location with no HOA! This home presents an incredible opportunity to own in South Scottsdale. Modest in size yet full of potential with endless possibilities to update, enhance or customize to your vision. Enjoy unbeatable proximity to top dining, shopping and entertainment along with convenient access to major freeways and Sky Harbor Airport. Whether you're looking for a primary residence, investment property or renovation project, this is a rare chance to secure a Scottsdale address. Don't miss the opportunity to bring your ideas to life in this exceptional location. As is: Seller is unable to make repairs.

Key facts

• 6,203 sq ft lot
• 3 parking spots
• Built 1964

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $405k.

Deal economics

• At list price, monthly cash flow is $-358 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $342k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (37.4% below list).
• Recommended offer: $254k (37.4% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: Cheyenne Traditional School (math 78% / reading 75%, grade A, #24 of 1,109 statewide, top 2%, 880 students, 4% FRL); Coronado High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 740 students, 64% FRL).
• Market conditions: Rents rising (+2.8%/yr); 270 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 35% of the median local income ($87k/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 $3k of loan paydown is wiped out by about $12k 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 62 days — a 6% lower offer ($381k) 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.
• Current owner paid $100k; list at $405k implies a 307% 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 $253,729 (37.4% 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 62 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.63% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 13.3

CMA / ARV

• ARV (median comp): $523,865
• List price: $405,000
• Delta: -22.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7729 E Kimsey Ln	0.13mi	3/2.0	1,008 (-5%)	17mo	$497,500	$494	72
7907 E Latham St	0.19mi	3/2.0	1,171 (+11%)	2mo	$515,062	$440	71
7842 E Willetta St	0.40mi	3/2.0	1,092 (+3%)	6mo	$526,000	$482	71
7806 E Loma Land Dr	0.46mi	3/2.0	1,092 (+3%)	16mo	$520,000	$476	60
8015 E Coronado Rd	0.72mi	3/2.0	1,140 (+8%)	0mo	$672,500	$590	53
7531 E Belleview St	0.51mi	3/2.0	1,148 (+8%)	15mo	$560,000	$488	50
7507 E Roosevelt St	0.45mi	3/2.0	1,180 (+12%)	16mo	$580,000	$492	47
7531 E Polk St	0.60mi	3/2.0	1,148 (+8%)	21mo	$463,854	$404	40

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 · 2.8% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.21×
• Total profit: $-89,140
• Equity at exit: $60,387

10-year hold

• IRR: -18.0%
• Equity multiple: 0.03×
• Total profit: $-109,962
• Equity at exit: $35,017

Cash invested: $113,400 (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: 270
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,537 high
• Mortgage (P&I): −$2,124
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-358

Break-even live

Break-even rent $2,990

Max offer price $341,838

Occupancy floor —

Sensitivity live

Price	-10% $-128	-5% $-243	+0% $-358	+5% $-934	+10% $-1,074
Rent	-10% $-558	-5% $-458	+0% $-358	+5% $-257	+10% $-157
Rate	-1.0pp $-154	-0.5pp $-255	base $-358	+0.5pp $-462	+1.0pp $-569

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: $101,250
• Closing costs: $12,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7819 E Beatrice St Scottsdale, AZ	3.0	2.0	1312	$1,695	$1.29	16d	1	0.03mi
1031 N 78th Pl Scottsdale, AZ	4.0	2.0	1300	$3,800	$2.92	9d	1	0.11mi
1031 N 78th Pl Scottsdale, AZ	4.0	2.0	1300	$3,350	$2.58	45d	1	0.11mi
7902 E Kimsey Ln Scottsdale, AZ	3.0	2.0	1066	$3,200	$3.00	45d	1	0.15mi
7901 E Kimsey Ln Scottsdale, AZ	4.0	1.5	1387	$2,500	$1.80	45d	1	0.18mi
8155 E Roosevelt St #110 Scottsdale, AZ	2.0	2.0	939	$2,100	$2.24	45d	1	0.32mi
7823 E Culver St Scottsdale, AZ	4.0	2.0	1380	$4,000	$2.90	9d	1	0.33mi
1238 N 78th St Unit 1558656P Scottsdale, AZ	4.0	3.0	1496	$4,822	$3.22	9d	1	0.33mi
1211 N Miller Rd #110 Scottsdale, AZ	2.0	2.0	1276	$4,500	$3.53	45d	1	0.34mi
7544 E Kimsey Ln Scottsdale, AZ	3.0	2.0	1136	$2,295	$2.02	26d	1	0.36mi
1217 N Miller Rd #14 Scottsdale, AZ	2.0	2.0	1026	$1,950	$1.90	26d	1	0.39mi
525 N Miller Rd #145 Scottsdale, AZ	2.0	2.0	945	$2,100	$2.22	45d	1	0.43mi
525 N Miller Rd Scottsdale, AZ	2.0–3.0	2.0–3.0	1173	$2,990	$2.55	6d	3	0.43mi
525 N Miller Rd Scottsdale, AZ	2.0	2.0	1028	$2,000	$1.94	9d	2	0.43mi
7820 E Loma Land Dr Scottsdale, AZ	3.0	2.0	1400	$3,200	$2.29	45d	1	0.45mi
303 N Miller Rd #1005 Scottsdale, AZ	2.0	1.0	850	$1,275	$1.50	9d	1	0.47mi
7531 E Belleview St Scottsdale, AZ	3.0	2.0	1148	$6,250	$5.44	45d	1	0.49mi
7602 E Polk St Unit 101 Scottsdale, AZ	2.0	1.0	720	$1,475	$2.05	4d	1	0.50mi
303 N Miller Rd Scottsdale, AZ	2.0	1.0	850	$1,238	$1.46	4d	2	0.53mi
7358 E McKinley St Scottsdale, AZ	3.0	2.0	1366	$2,495	$1.83	23d	1	0.59mi
7325 E Belleview St #1007 Scottsdale, AZ	2.0	1.5	788	$1,750	$2.22	21d	1	0.63mi
7325 E Belleview St #1017 Scottsdale, AZ	2.0	1.5	788	$1,750	$2.22	14d	1	0.63mi
7400 E Fillmore St Unit 1558697P Scottsdale, AZ	4.0	3.0	1496	$3,934	$2.63	1d	1	0.64mi
7320 E Belleview St Scottsdale, AZ	2.0	1.5	741	$1,895	$2.56	20d	1	0.64mi
885 N Granite Reef Rd Scottsdale, AZ	2.0	2.5	1145	$1,575	$1.38	13d	1	0.68mi
885 N Granite Reef Rd Scottsdale, AZ	2.0	2.0–2.5	1000	$1,462	$1.46	15d	1	0.68mi
1301 N Scottsdale Rd Scottsdale, AZ	3.0	1.0–2.0	1079	$2,563	$2.38	0d	27	0.69mi
1301 N Scottsdale Rd Scottsdale, AZ	3.0	1.0–2.0	1079	$2,843	$2.63	12d	34	0.69mi
985 N Granite Reef Rd Scottsdale, AZ	2.0	2.0–2.5	1020	$1,662	$1.63	6d	9	0.69mi
7305 E Belleview St Unit 04 Scottsdale, AZ	2.0	1.0	879	$1,600	$1.82	26d	1	0.70mi
985 N Granite Reef Rd Scottsdale, AZ	2.0	2.0–2.5	1022	$1,382	$1.35	21d	8	0.71mi
935 N Granite Reef Rd Unit 126A Scottsdale, AZ	2.0	2.0	855	$1,599	$1.87	6d	1	0.71mi
935 N Granite Reef Rd Unit 141 Scottsdale, AZ	2.0	2.0	855	$1,599	$1.87	26d	1	0.71mi
935 N Granite Reef Rd #87 Scottsdale, AZ	2.0	2.0	855	$1,599	$1.87	19d	1	0.71mi
885 N Granite Reef Rd Unit 131 Scottsdale, AZ	2.0	2.5	1150	$1,700	$1.48	9d	1	0.72mi
835 N Granite Reef Rd #18 Scottsdale, AZ	2.0	2.0	855	$1,450	$1.70	4d	1	0.72mi
835 N Granite Reef Rd Unit 6A Scottsdale, AZ	2.0	2.0	855	$1,499	$1.75	7d	1	0.72mi
1261 N Granite Reef Rd Scottsdale, AZ	2.0	1.5	950	$1,500	$1.58	26d	1	0.74mi
8529 E Portland St Scottsdale, AZ	2.0	1.0	936	$1,425	$1.52	23d	1	0.79mi
332 N 73rd St Scottsdale, AZ	3.0	2.0	1325	$3,500	$2.64	45d	1	0.80mi

Listing history 20 events

1. 2026-06-21
   statusdays on market $405,000 Pending 62 DOM
2. 2026-06-18
   days on market $405,000 Active 61 DOM
3. 2026-06-17
   days on market $405,000 Active 60 DOM
4. 2026-06-16
   days on market $405,000 Active 59 DOM
5. 2026-06-15
   days on market $405,000 Active 58 DOM
6. 2026-06-13
   days on market $405,000 Active 56 DOM
7. 2026-06-13
   days on market $405,000 Active 55 DOM
8. 2026-06-09
   days on market $405,000 Active 52 DOM
9. 2026-06-08
   days on market $405,000 Active 51 DOM
10. 2026-06-07
    days on market $405,000 Active 50 DOM
11. 2026-06-04
    days on market $405,000 Active 47 DOM
12. 2026-06-03
    days on market $405,000 Active 46 DOM
13. 2026-06-02
    days on market $405,000 Active 45 DOM
14. 2026-06-01
    days on market $405,000 Active 44 DOM
15. 2026-05-31
    days on market $405,000 Active 43 DOM
16. 2026-04-24
    status Active 635-char remark

    Show marketing remark (635 chars)

    Prime Scottsdale location with no HOA! This home presents an incredible opportunity to own in South Scottsdale. Modest in size yet full of potential with endless possibilities to update, enhance or customize to your vision. Enjoy unbeatable proximity to top dining, shopping and entertainment along with convenient access to major freeways and Sky Harbor Airport. Whether you're looking for a primary residence, investment property or renovation project, this is a rare chance to secure a Scottsdale address. Don't miss the opportunity to bring your ideas to life in this exceptional location. As is: Seller is unable to make repairs.

17. 2026-04-19
    status Pending 635-char remark

    Show marketing remark (635 chars)

    Prime Scottsdale location with no HOA! This home presents an incredible opportunity to own in South Scottsdale. Modest in size yet full of potential with endless possibilities to update, enhance or customize to your vision. Enjoy unbeatable proximity to top dining, shopping and entertainment along with convenient access to major freeways and Sky Harbor Airport. Whether you're looking for a primary residence, investment property or renovation project, this is a rare chance to secure a Scottsdale address. Don't miss the opportunity to bring your ideas to life in this exceptional location. As is: Seller is unable to make repairs.

18. 2026-04-12
    listed $405,000 Active 635-char remark

    Show marketing remark (635 chars)

    Prime Scottsdale location with no HOA! This home presents an incredible opportunity to own in South Scottsdale. Modest in size yet full of potential with endless possibilities to update, enhance or customize to your vision. Enjoy unbeatable proximity to top dining, shopping and entertainment along with convenient access to major freeways and Sky Harbor Airport. Whether you're looking for a primary residence, investment property or renovation project, this is a rare chance to secure a Scottsdale address. Don't miss the opportunity to bring your ideas to life in this exceptional location. As is: Seller is unable to make repairs.

19. 1999-06-15
    soldstatus $99,500
20. 1972-07-12
    soldstatus $18,500

ⓘ 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: $833 · $69/mo
• Projected year-2 tax: $2,673 · $223/mo
• Expected delta: +$1,840/yr (+$153/mo · 221.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°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: $30,447
• − Mortgage interest: −$22,686
• − Property taxes: −$833
• − Insurance: −$2,025
• − Repairs & maintenance: −$2,436
• − Management: −$2,436
• − Depreciation: −$11,782
• Taxable loss: −$11,750
• Est. tax savings @ 24.0%: +$2,820
• After-tax cash flow: $-1,471/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

+2089.2% since first listed

5 events — show timeline

• 2026-04-24 Relisted — ARMLS
• 2026-04-19 Pending — ARMLS
• 2026-04-12 Listed $405,000 ARMLS
• 1999-06-15 Sold (Public Records) $99,500 Public Records
• 1972-07-12 Sold (Public Records) $18,500 Public Records

Property tax history

-0.8%/yr

Latest (2025): $833 · +3.9% YoY. Source: county tax records.