14250 W Wigwam Blvd #2625 · Litchfield Park, AZ 85340

$289,000

2 bd · 3.0 ba · 1,130 sqft · Condo public records · 66 Days on market

Built 2006 $325/mo HOA · 12% 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 +13.6/30.0
• ARV discount +7.5/15.0
• 1% rule +4.2/10.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Renaissance Villas, a gated resort-style community in the heart of desirable Litchfield Park. This beautifully maintained 2-bedroom, 2-bath condo offers the perfect blend of comfort, convenience, and low-maintenance living. Unlike many condo floorplans, this home features a private attached garage with direct entry and no neighbors living above your main living space. Upstairs, you'll find a bright and open great room with vaulted ceilings, abundant natural light, and access to a private balcony--perfect for enjoying your morning coffee or relaxing after a day on the golf course. The split-bedroom floorplan provides privacy for owners and guests alike, while the spacious primary

Key facts

• Walk-in closet
• First-floor foyer
• $325 HOA

Tags

• GATED RESORT-STYLE COMMUNITY
• FIRST-FLOOR FOYER
• VAULTED CEILING STAIRCASE
• KITCHEN FLOWS INTO LIVING ROOM
• SPACIOUS PRIMARY SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Lot size recorded by assessor; Building area source: Assessor
• HOA & community: Monthly association fee of $325.20; HOA covers roof repair and replacement, insurance, sewer, pest control, grounds maintenance, street maintenance, front yard maintenance, trash, water, and exterior maintenance; Community amenities include pool, gated access, community spa (heated), playground, biking/walking path, and fitness center

Exterior

• Parking: Covered parking (1 space); 1-car garage; Gated community access; Garage door opener; Direct garage access; Separate storage area; Common parking
• Security: Gated community
• Utilities: Private water company; Sewer connected (private sewer)
• Home design: Condominium townhouse; Attached property
• Construction: Stucco and wood frame construction; Painted exterior; Tile roof
• Exterior features: Balcony; Gravel/stone front; City-maintained road

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Garbage disposal; Laminate counters
• Bedrooms: 2 bedrooms (possible)
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Double vanity; Upstairs living areas; Breakfast bar; Master bathroom with separate shower and tub; Laminate countertops; Dual-pane windows
• Laundry & utility: Inside laundry; Upstairs laundry

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $289k.

Deal economics

• At list price, monthly cash flow is $13 ($160/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 $266k (8.1% below list).
• Recommended offer: $266k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.2% in Litchfield Park — 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 71/100 on livability (#36 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Agua Fria Union High School District (4289) (suburban): math 24% / reading 37% proficiency, ranked #99 of 249 in AZ (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Millennium High School (math 39% / reading 55%, grade D-, #50 of 381 statewide, top 14%, 2,121 students, 21% FRL).
• Zoned-school proficiency averages 47% at this address vs 30% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Agua Fria Union High School District (4289) average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.9%/yr); 473 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $9k 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 66 days — a 6% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y 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.
• Current owner paid $175k; list at $289k implies a 65% 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 $265,591 (8.1% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 8% 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. 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?
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 B-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 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: 0.92% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.40×
• Total profit: $-48,742
• Equity at exit: $43,091

10-year hold

• IRR: -11.4%
• Equity multiple: 0.35×
• Total profit: $-52,433
• Equity at exit: $24,987

Cash invested: $80,920 (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 85340

• Rents YoY: 1.9%
• Active inventory: 473
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,656 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$124 /mo · $1,486/yr
• Insurance: −$120
• HOA: −$325
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $13

Break-even live

Break-even rent $2,639

Max offer price $289,000

Occupancy floor 94%

Sensitivity live

Price	-10% $177	-5% $95	+0% $13	+5% $-68	+10% $-150
Rent	-10% $-196	-5% $-92	+0% $13	+5% $118	+10% $223
Rate	-1.0pp $159	-0.5pp $87	base $13	+0.5pp $-62	+1.0pp $-138

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14250 W Wigwam Blvd Litchfield Park, AZ	1.0–2.0	1.0–2.0	1151	$3,400	$2.95	0d	6	0.07mi
200 S Old Litchfield Rd Litchfield Park, AZ	2.0	1.0	925	$1,622	$1.75	16d	2	0.44mi
4175 N Falcon Dr Goodyear, AZ	1.0–3.0	1.0–2.0	1064	$1,874	$1.76	0d	31	1.08mi
3923 N 151st Ave Goodyear, AZ	2.0	2.0	1445	$3,000	$2.08	0d	1	1.09mi
2801 N Litchfield Rd Goodyear, AZ	2.0	2.0	1156	$1,972	$1.71	26d	2	1.18mi
2801 N Litchfield Rd #26 Goodyear, AZ	2.0	2.0	1265	$2,295	$1.81	0d	1	1.23mi
4200 N Falcon Dr Goodyear, AZ	1.0–3.0	1.0–2.0	935	$1,799	$1.92	0d	9	1.26mi
3691 N 153rd Ln Goodyear, AZ	2.0	2.0	1445	$4,000	$2.77	3d	1	1.40mi
15089 W Verde Ln Goodyear, AZ	2.0	2.0	1450	$2,200	$1.52	14d	1	1.42mi

HOA detail condo

• Monthly dues: $325 · $3,900/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-21
   days on market $289,000 Active 66 DOM
2. 2026-06-18
   days on market $289,000 Active 63 DOM
3. 2026-06-17
   days on market $289,000 Active 62 DOM
4. 2026-06-16
   days on market $289,000 Active 61 DOM
5. 2026-06-16
   status $289,000 Active 60 DOM
6. 2026-06-15
   days on market $289,000 Under Contract Accepting Backups 60 DOM
7. 2026-06-13
   days on market $289,000 Under Contract Accepting Backups 58 DOM
8. 2026-06-09
   days on market $289,000 Under Contract Accepting Backups 54 DOM
9. 2026-06-08
   days on market $289,000 Under Contract Accepting Backups 53 DOM
10. 2026-06-07
    days on market $289,000 Under Contract Accepting Backups 52 DOM
11. 2026-06-04
    days on market $289,000 Under Contract Accepting Backups 49 DOM
12. 2026-06-03
    days on market $289,000 Under Contract Accepting Backups 48 DOM
13. 2026-06-02
    days on market $289,000 Under Contract Accepting Backups 47 DOM
14. 2026-06-01
    days on market $289,000 Under Contract Accepting Backups 46 DOM
15. 2026-05-31
    statusdays on market $289,000 Under Contract Accepting Backups 45 DOM
16. 2026-04-19
    historical $1,850
17. 2026-04-16
    listed $289,000 Active
18. 2026-04-13
    listed $1,850
19. 2026-04-12
    historical $1,850
20. 2026-04-01
    listed $1,850
21. 2026-03-26
    historical $1,850
22. 2026-03-10
    listed $1,850
23. 2026-03-09
    historical
24. 2026-02-13
    price $295,000
25. 2026-02-12
    status Active
26. 2026-02-12
    historical
27. 2026-01-03
    price $299,990
28. 2025-09-15
    price $310,000
29. 2025-08-21
    price $315,000
30. 2025-08-11
    listed $325,000 Active
31. 2023-03-07
    historical
32. 2023-02-24
    price $313,500
33. 2023-02-11
    price $314,000
34. 2023-02-02
    status Active
35. 2023-01-13
    status Pending
36. 2023-01-03
    price $314,500
37. 2022-10-08
    price $334,500
38. 2022-09-28
    listed $339,000 Active
39. 2018-05-11
    soldstatus $175,000 Closed
40. 2018-04-15
    status Pending
41. 2018-02-14
    listed $175,000 Active

ⓘ 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: $1,486 · $124/mo
• Projected year-2 tax: $1,907 · $159/mo
• Expected delta: +$421/yr (+$35/mo · 28.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,871
• − Mortgage interest: −$16,188
• − Property taxes: −$1,486
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,550
• − Management: −$2,550
• − HOA: −$3,900
• − Depreciation: −$8,407
• Taxable loss: −$4,655
• Est. tax savings @ 24.0%: +$1,117
• After-tax cash flow: $1,277/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: Agua Fria Union High School District (4289)
• NCES district ID: 0400450
• Math proficiency: 24% ▼ -32.00%
• Reading proficiency: 37% ▼ -12.00%
• Median HH income: $64,107
• Composite: 27.92/100
• National rank: #6865
• State rank: #99 of 249 in AZ

Livability — Litchfield Park

• Score: 71/100
• State rank: #36
• US rank: #6952

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Litchfield Park, AZ
• County: Maricopa County · 4,537,380 people
• City population: 40,919
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 40,919
• Household income: $122,323
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 696.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 48% Hispanic / Latino 35% Two or more races 19% Black 5% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Romanian 2% Portuguese 2% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 16% Other Indo-European 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: ▼ -322.29%
• Current HPI: 279.2294
• Rent YoY: ▲ 1.92%
• 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

-98.9% since first listed

26 events — show timeline

• 2026-04-19 Rental Removed $1,850 ZUMPER1
• 2026-04-16 Listed $289,000 ARMLS
• 2026-04-13 Listed for Rent $1,850 ZUMPER1
• 2026-04-12 Rental Removed $1,850 ARMLS
• 2026-04-01 Listed for Rent $1,850 ARMLS
• 2026-03-26 Rental Removed $1,850 ARMLS
• 2026-03-10 Listed for Rent $1,850 ARMLS
• 2026-03-09 Listing Removed — ARMLS
• 2026-02-13 Price Changed $295,000 ARMLS
• 2026-02-12 Relisted — ARMLS
• 2026-02-12 Listing Removed — ARMLS
• 2026-01-03 Price Changed $299,990 ARMLS
• 2025-09-15 Price Changed $310,000 ARMLS
• 2025-08-21 Price Changed $315,000 ARMLS
• 2025-08-11 Listed $325,000 ARMLS
• 2023-03-07 Listing Removed — ARMLS
• 2023-02-24 Price Changed $313,500 ARMLS
• 2023-02-11 Price Changed $314,000 ARMLS
• 2023-02-02 Relisted — ARMLS
• 2023-01-13 Pending — ARMLS
• 2023-01-03 Price Changed $314,500 ARMLS
• 2022-10-08 Price Changed $334,500 ARMLS
• 2022-09-28 Listed $339,000 ARMLS
• 2018-05-11 Sold (MLS) $175,000 ARMLS
• 2018-04-15 Pending — ARMLS
• 2018-02-14 Listed $175,000 ARMLS

Property tax history

+0.6%/yr

Latest (2025): $1,486 · +5.7% YoY. Source: county tax records.