920 N 82nd St Unit H203 · Scottsdale, AZ 85257

$143,000

1 bd · 1.0 ba · 827 sqft · Condo · 153 Days on market

Built 1962 $173/sqft · 8% above area Est $132k · 8% over $293/mo HOA · 18% 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 +13.1/30.0
• 1% rule +6.3/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• ARV discount +3.9/15.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlike other units in the complex, this meticulously maintained 1 bed / 1 bath unit has been enhanced with a renovated bedroom and an expanded patio, providing a larger living space for your comfort. Additionally, fresh paint, newer fixtures, and blinds enhance the interior's appeal. Community amenities include an exclusive exercise / sauna room, a heated pool, and laundry facility - all while being centrally located near shopping centers and major freeways, such as the 101 and 202!

Key facts

• Centrally located
• Expanded patio
• Renovated bedroom

Tags

• RENOVATED BEDROOM
• EXPANDED PATIO
• EXCLUSIVE EXERCISE ROOM
• HEATED POOL
• LAUNDRY FACILITY
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $143k.

Deal economics

• At list price, monthly cash flow is $-6 ($-77/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (0.7% below list).
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $126k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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.
• Market conditions: Rents rising (+2.8%/yr); 262 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $989 of loan paydown is wiped out by about $4k 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 153 days — a 12% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago 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

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,840 (12.0% 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 153 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.13% ✓
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 7.4

CMA / ARV

• ARV (median comp): $132,416
• List price: $143,000
• Delta: 7.99%
• 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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-23,702
• Equity at exit: $21,322

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-21,661
• Equity at exit: $12,364

Cash invested: $40,040 (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: 262
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,614 high
• Mortgage (P&I): −$750
• Tax est. 1.5%: −$179 /mo · $2,145/yr
• Insurance: −$60
• HOA: −$293
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-6

Break-even live

Break-even rent $1,622

Max offer price $142,069

Occupancy floor 95%

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8155 E Roosevelt St #110 Scottsdale, AZ	2.0	2.0	939	$2,100	$2.24	43d	1	0.03mi
8030 E Garfield St Unit 06 Scottsdale, AZ	1.0	1.0	696	$1,299	$1.87	20d	1	0.15mi
885 N Granite Reef Rd Scottsdale, AZ	2.0	2.0–2.5	1000	$1,462	$1.46	13d	1	0.34mi
985 N Granite Reef Rd Scottsdale, AZ	2.0	2.0–2.5	1020	$1,662	$1.63	4d	9	0.35mi
985 N Granite Reef Rd Scottsdale, AZ	2.0	2.0–2.5	1022	$1,382	$1.35	18d	8	0.36mi
935 N Granite Reef Rd #87 Scottsdale, AZ	2.0	2.0	855	$1,599	$1.87	17d	1	0.37mi
935 N Granite Reef Rd Unit 126A Scottsdale, AZ	2.0	2.0	855	$1,599	$1.87	4d	1	0.37mi
935 N Granite Reef Rd Unit 141 Scottsdale, AZ	2.0	2.0	855	$1,599	$1.87	24d	1	0.37mi
835 N Granite Reef Rd #18 Scottsdale, AZ	2.0	2.0	855	$1,450	$1.70	1d	1	0.40mi
835 N Granite Reef Rd Unit 6A Scottsdale, AZ	2.0	2.0	855	$1,499	$1.75	5d	1	0.40mi
1261 N Granite Reef Rd Scottsdale, AZ	2.0	1.5	950	$1,500	$1.58	24d	1	0.44mi
8529 E Portland St Scottsdale, AZ	2.0	1.0	936	$1,425	$1.52	21d	1	0.46mi
8535 E Belleview St Scottsdale, AZ	2.0	2.0	937	$1,995	$2.13	18d	1	0.52mi
1254 N 85th Pl Scottsdale, AZ	2.0	1.5	950	$1,599	$1.68	20d	1	0.53mi
8530 E Belleview St Scottsdale, AZ	2.0	1.5	950	$1,800	$1.89	14d	1	0.54mi
1350 N 85th Pl Scottsdale, AZ	2.0	2.0	936	$1,525	$1.63	24d	1	0.54mi
1346 N 85th Pl Scottsdale, AZ	2.0	1.5	950	$1,749	$1.84	24d	1	0.55mi
1346 N 85th Pl Scottsdale, AZ	2.0	2.0	950	$1,745	$1.84	21d	1	0.55mi
1221 N 85th Pl Apt 204 Scottsdale, AZ	1.0	1.0	602	$1,395	$2.32	20d	1	0.56mi
1221 N 85th Pl Unit 101 Scottsdale, AZ	1.0	1.0	602	$1,395	$2.32	3d	1	0.57mi
1221 N 85th Pl Unit 109 Scottsdale, AZ	2.0	2.0	863	$1,795	$2.08	13d	1	0.57mi
1406 N 85th Pl Scottsdale, AZ	2.0	2.0	1009	$1,541	$1.53	3d	1	0.58mi
1406 N 85th Pl Scottsdale, AZ	1.0	1.0	650	$1,357	$2.09	24d	1	0.58mi
1217 N Miller Rd #14 Scottsdale, AZ	2.0	2.0	1026	$1,950	$1.90	24d	1	0.68mi
8625 E Belleview Pl #1069 Scottsdale, AZ	2.0	2.0	917	$1,800	$1.96	24d	1	0.69mi
525 N Miller Rd #145 Scottsdale, AZ	2.0	2.0	945	$2,100	$2.22	43d	1	0.70mi
8550 E McDowell Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	823	$1,541	$1.87	2d	5	0.71mi
303 N Miller Rd #1005 Scottsdale, AZ	2.0	1.0	850	$1,275	$1.50	7d	1	0.72mi
8407 E Coronado Rd Unit 4 Scottsdale, AZ	1.0	1.0	821	$999	$1.22	24d	1	0.72mi
8407 E Coronado Rd Unit 5 Scottsdale, AZ	1.0	1.0	821	$999	$1.22	17d	1	0.72mi
8521 E McDowell Rd Unit 1374247P Scottsdale, AZ	2.0	2.0	936	$2,335	$2.49	7d	1	0.72mi
525 N Miller Rd Scottsdale, AZ	2.0	2.0	1028	$2,000	$1.94	7d	2	0.73mi
525 N Miller Rd Scottsdale, AZ	2.0–3.0	2.0–3.0	1173	$1,100	$0.94	4d	3	0.73mi
8625 E Belleview Pl Scottsdale, AZ	2.0	2.0	908	$1,775	$1.95	3d	3	0.73mi
1251 N Miller Rd Scottsdale, AZ	1.0	1.0	600	$1,615	$2.69	7d	1	0.74mi
7602 E Polk St Unit 101 Scottsdale, AZ	2.0	1.0	720	$1,475	$2.05	2d	1	0.77mi
8444 E Coronado Rd Apt 2 Scottsdale, AZ	2.0	2.0	1022	$1,850	$1.81	24d	1	0.78mi
303 N Miller Rd Scottsdale, AZ	2.0	1.0	850	$1,238	$1.46	2d	2	0.79mi
8750 E McDowell Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	690	$1,350	$1.96	7d	8	0.89mi
7325 E Belleview St #1017 Scottsdale, AZ	2.0	1.5	788	$1,750	$2.22	12d	1	0.96mi

HOA detail condo

• Monthly dues: $293 · $3,516/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $143,000 Active 153 DOM
2. 2026-06-17
   days on market $143,000 Active 152 DOM
3. 2026-06-16
   days on market $143,000 Active 151 DOM
4. 2026-06-15
   days on market $143,000 Active 150 DOM
5. 2026-06-13
   days on market $143,000 Active 148 DOM
6. 2026-06-09
   days on market $143,000 Active 144 DOM
7. 2026-06-08
   days on market $143,000 Active 143 DOM
8. 2026-06-07
   pricedays on market $143,000 Active 142 DOM
9. 2026-06-04
   days on market $143,500 Active 139 DOM
10. 2026-06-03
    days on market $143,500 Active 138 DOM
11. 2026-06-02
    days on market $143,500 Active 137 DOM
12. 2026-06-01
    days on market $143,500 Active 136 DOM
13. 2026-05-31
    days on market $143,500 Active 135 DOM
14. 2026-05-19
    price $143,500 487-char remark

    Show marketing remark (487 chars)

    Unlike other units in the complex, this meticulously maintained 1 bed / 1 bath unit has been enhanced with a renovated bedroom and an expanded patio, providing a larger living space for your comfort. Additionally, fresh paint, newer fixtures, and blinds enhance the interior's appeal. Community amenities include an exclusive exercise / sauna room, a heated pool, and laundry facility - all while being centrally located near shopping centers and major freeways, such as the 101 and 202!

15. 2026-04-01
    price $144,000 487-char remark

    Show marketing remark (487 chars)

    Unlike other units in the complex, this meticulously maintained 1 bed / 1 bath unit has been enhanced with a renovated bedroom and an expanded patio, providing a larger living space for your comfort. Additionally, fresh paint, newer fixtures, and blinds enhance the interior's appeal. Community amenities include an exclusive exercise / sauna room, a heated pool, and laundry facility - all while being centrally located near shopping centers and major freeways, such as the 101 and 202!

16. 2026-03-02
    price $144,400 487-char remark

    Show marketing remark (487 chars)

    Unlike other units in the complex, this meticulously maintained 1 bed / 1 bath unit has been enhanced with a renovated bedroom and an expanded patio, providing a larger living space for your comfort. Additionally, fresh paint, newer fixtures, and blinds enhance the interior's appeal. Community amenities include an exclusive exercise / sauna room, a heated pool, and laundry facility - all while being centrally located near shopping centers and major freeways, such as the 101 and 202!

17. 2026-01-16
    listed $144,900 Active 487-char remark

    Show marketing remark (487 chars)

    Unlike other units in the complex, this meticulously maintained 1 bed / 1 bath unit has been enhanced with a renovated bedroom and an expanded patio, providing a larger living space for your comfort. Additionally, fresh paint, newer fixtures, and blinds enhance the interior's appeal. Community amenities include an exclusive exercise / sauna room, a heated pool, and laundry facility - all while being centrally located near shopping centers and major freeways, such as the 101 and 202!

18. 2025-11-01
    historical
19. 2025-06-27
    price $146,900
20. 2025-03-03
    listed $148,900 Active
21. 2025-03-03
    historical
22. 2024-10-21
    price $149,900
23. 2024-05-09
    listed $152,000 Active
24. 2016-01-11
    historical
25. 2015-01-21
    listed $40,000 Active
26. 2012-01-01
    historical
27. 2011-09-14
    listed $48,000 Active
28. 2011-01-02
    historical
29. 2010-10-04
    listed $48,000 Active

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

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 6 d/yr ≥112°F today · 16 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: $19,364
• − Mortgage interest: −$8,010
• − Property taxes: −$2,145
• − Insurance: −$715
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − HOA: −$3,516
• − Depreciation: −$4,160
• Taxable loss: −$2,280
• Est. tax savings @ 24.0%: +$547
• After-tax cash flow: $470/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

+199.0% since first listed

16 events — show timeline

• 2026-05-19 Price Changed $143,500 ARMLS
• 2026-04-01 Price Changed $144,000 ARMLS
• 2026-03-02 Price Changed $144,400 ARMLS
• 2026-01-16 Listed $144,900 ARMLS
• 2025-11-01 Listing Removed — ARMLS
• 2025-06-27 Price Changed $146,900 ARMLS
• 2025-03-03 Listing Removed — ARMLS
• 2025-03-03 Listed $148,900 ARMLS
• 2024-10-21 Price Changed $149,900 ARMLS
• 2024-05-09 Listed $152,000 ARMLS
• 2016-01-11 Listing Removed — ARMLS
• 2015-01-21 Listed $40,000 ARMLS
• 2012-01-01 Listing Removed — ARMLS
• 2011-09-14 Listed $48,000 ARMLS
• 2011-01-02 Listing Removed — ARMLS
• 2010-10-04 Listed $48,000 ARMLS