DealDaddy AI / Neighborhoods / The "Magic 85254" & Kierland Corridor
The "Magic 85254" & Kierland Corridor Real Estate Guide, Price/SqFt & Comps (85254)
Sub-Market BLUF Summary (85254)
ZIP code 85254 ("The Magic ZIP Code") combines a Scottsdale mailing address and premier retail access (Kierland Commons & Scottsdale Quarter) with City of Phoenix property tax rates, water rates, and flexible non-HOA zoning.
Median Sale Price
$1,195,000
Median Price / Sq Ft
$445 / sq ft
Typical Days on Market
31 days
Public School District
Paradise Valley Unified & Scottsdale Unified boundaries
Buyer Acquisition Checklist in The "Magic 85254" & Kierland Corridor
- Because 85254 lies within City of Phoenix municipality, ADU/casita permitting and short-term rental ordinances follow Phoenix rules rather than City of Scottsdale rules.
- Large R1-10 and R1-18 lots without HOAs allow RV garages, detached workshops, and guest houses.
Seller Top-Dollar Listing Tactics in The "Magic 85254" & Kierland Corridor
- Emphasize "No HOA + Scottsdale 85254 Mailing Address + Walkable to Kierland/Quarter" in listing remarks.
HOA Profile: Predominantly No-HOA single-family acre and half-acre lots (except Kierland master plan)
Advisory Desk: Stephen R. Mannenbach, J.D., MBA · Licensed Arizona REALTOR® (ADRE #SA713873000 · HomeSmart LLC) (HomeSmart LLC)
Projected Value-Add Equity Spread & Unlevered Cap Rate
+$171,250 Equity · 4.80% Cap
• All-In Acquisition + Rehab Basis: $1,025,000
• Completed ARV (@ $435/sq ft): $1,196,250
• Estimated Annual Net Operating Income (NOI): $49,248/yr
Direct REALTOR® & Business Advisory Desk · HomeSmart LLC (ADRE #SA713873000)
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Prepared by our Licensed Arizona REALTOR® Desk (HomeSmart LLC · ADRE #SA713873000) for DealDaddy AI (The "Magic 85254" & Kierland Corridor) clients.