16336 E Palisades Blvd #9 · Fountain Hills, AZ 85268

$270,000

2 bd · 2.0 ba · 1,073 sqft · Condo public records · 6 Days on market

Built 1980

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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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Darling 2 bed, 1.5 bath condo in desirable Fountain Hills! This lovely two-story home features an open living area with high ceilings, tile and carpet in all the right places, and a bright kitchen with ample cabinetry and essential appliances. Enjoy a spacious covered patio with parking just behind for easy access. Upstairs, each bedroom has its own balcony--one overlooking the pool, the other with mountain and Four Peaks views. Clean, bright, and move-in ready--an excellent opportunity for a variety of buyers seeking comfort and convenience. Located in a very quiet neighborhood within walking distance to the Fountain, shopping, schools, and just 10 minutes to Mayo Clinic.

Key facts

• Open living area
• Overlooking the pool
• 2 parking spots

Tags

• OPEN LIVING AREA
• SPACIOUS COVERED PATIO
• OVERLOOKING THE POOL
• MOUNTAIN AND FOUR PEAKS VIEWS
• 10 MINUTES TO MAYO CLINIC

Property features AI

Finance

• Other: Community pool; Coin-operated laundry in community; Biking/walking path
• HOA & community: Homeowners association with monthly fee; HOA covers roof repair and replacement, insurance, sewer, trash, grounds and exterior maintenance

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: Private water company; Public sewer
• Home design: Condominium ownership; Loft-style unit; Attached property; Panoramic desert and mountain views; Facing unspecified direction
• Construction: Stucco and wood-frame construction; Painted exterior; Built-up roof
• Exterior features: Balcony; Desert-front lot; Private maintained road

Interior

• Kitchen: Built-in microwave; Laminate counters; Reverse osmosis water purifier; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 2 possible bedrooms (upstairs)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High-speed internet; Eat-in kitchen; Full bathroom in primary bedroom; Upstairs location; Dual-pane windows
• Laundry & utility: Laundry details listed in remarks

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/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 $252k (6.6% below list).
• Recommended offer: $252k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.4% in Fountain Hills — 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 69/100 on livability (#45 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, housing A; Watch: amenities F, commute F, cost of living F.
• Fountain Hills Unified District (4247) (other): math 32% / reading 47% proficiency, ranked #61 of 249 in AZ (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Fountain Hills Middle School (math 31% / reading 45%, grade F, #54 of 218 statewide, top 25%, 390 students, 22% FRL); Fountain Hills High School (math 27% / reading 47%, grade F, #84 of 381 statewide, top 23%, 466 students, 17% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: Rents rising (+1.0%/yr); 448 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 25y 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 $170k; list at $270k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,102 (6.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.76%
• DSCR: 1.12
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.03% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.50×
• Total profit: $-37,553
• Equity at exit: $40,258

10-year hold

• IRR: -8.8%
• Equity multiple: 0.50×
• Total profit: $-37,716
• Equity at exit: $23,345

Cash invested: $75,600 (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 85268

• Rents YoY: 1.0%
• Active inventory: 448
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,521 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$112
• HOA est. from 4 same-building comps: −$242
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $174

Break-even live

Break-even rent $2,301

Max offer price $270,000

Occupancy floor 88%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16336 E Arrow Dr Unit A Fountain Hills, AZ	2.0	2.5	1244	$3,800	$3.05	44d	1	0.05mi
16344 E Arrow Dr Unit A1 Fountain Hills, AZ	2.0	2.0	979	$3,300	$3.37	44d	1	0.05mi
16307 E Arrow Dr #106 Fountain Hills, AZ	2.0	2.0	1150	$4,500	$3.91	44d	1	0.06mi
16357 E Arrow Dr #115 Fountain Hills, AZ	2.0	2.0	1074	$1,850	$1.72	44d	1	0.08mi
13824 N Kendall Dr Unit A Fountain Hills, AZ	3.0	2.0	1477	$3,900	$2.64	3d	1	0.18mi
16510 E Palisades Blvd Unit ucpb6 Fountain Hills, AZ	3.0	1.5	1200	$1,750	$1.46	22d	1	0.21mi
16510 E Palisades Blvd #22 Fountain Hills, AZ	2.0	1.5	1105	$2,900	$2.62	44d	1	0.21mi
13831 N Kendall Dr Unit A Fountain Hills, AZ	2.0	2.0	1150	$1,750	$1.52	5d	1	0.21mi
14222 N Brunswick Dr #1 Fountain Hills, AZ	2.0	2.0	1172	$1,725	$1.47	44d	1	0.32mi
16550 E Avenue of the Fountains Fountain Hills, AZ	1.0–2.0	1.0–2.0	896	$2,440	$2.72	3d	8	0.39mi
14272 N Fountain Hills Blvd Fountain Hills, AZ	3.0	2.0	1497	$2,600	$1.74	18d	1	0.39mi
16216 E Rosetta Dr #31 Fountain Hills, AZ	2.0	2.0	1000	$3,700	$3.70	3d	1	0.40mi
16233 E Rosetta Dr Unit 1546444P Fountain Hills, AZ	2.0	2.0	1227	$2,653	$2.16	15d	1	0.43mi
16728 E Westby Dr #103 Fountain Hills, AZ	3.0	2.5	1360	$2,199	$1.62	44d	1	0.44mi
16750 E Westby Dr Unit B Fountain Hills, AZ	2.0	2.0	1076	$2,800	$2.60	44d	1	0.49mi
13225 N Fountain Hills Blvd Fountain Hills, AZ	2.0	2.0	1063	$1,750	$1.65	24d	1	0.49mi
13225 N Fountain Hills Blvd Fountain Hills, AZ	2.0	2.0	1005	$1,750	$1.74	44d	1	0.49mi
13225 N Fountain Hills Blvd Fountain Hills, AZ	2.0	2.0	1063	$1,750	$1.65	22d	1	0.49mi
16715 E Parkview Ave Unit 201 Fountain Hills, AZ	1.0	1.0	1100	$1,725	$1.57	5d	1	0.54mi
16525 E Avenue of the Fountains #116 Fountain Hills, AZ	2.0	2.0	1190	$1,575	$1.32	24d	1	0.56mi
13850 N Hamilton Dr Fountain Hills, AZ	2.0	2.0	1282	$4,000	$3.12	44d	1	0.59mi
14402 N Ibsen Dr Unit B Fountain Hills, AZ	2.0	2.0	1469	$2,700	$1.84	44d	1	0.61mi
14402 N Ibsen Dr Unit B Fountain Hills, AZ	2.0	2.0	1469	$4,500	$3.06	22d	1	0.61mi
13607 N Hamilton Dr Unit A18 Fountain Hills, AZ	2.0	2.0	987	$2,699	$2.73	44d	1	0.63mi
13818 N Saguaro Blvd Fountain Hills, AZ	2.0	2.0	1032	$1,700	$1.65	5d	2	0.64mi
13804 N Saguaro Blvd #211 Fountain Hills, AZ	2.0	2.0	1032	$3,000	$2.91	44d	1	0.65mi
13636 N Saguaro Blvd #103 Fountain Hills, AZ	2.0	2.0	912	$2,800	$3.07	44d	1	0.65mi
16101 E Glendora Dr Fountain Hills, AZ	3.0	2.0	1412	$3,350	$2.37	4d	1	0.65mi
14612 N Saguaro Blvd Apt A Fountain Hills, AZ	3.0	2.0	1400	$2,200	$1.57	5d	1	0.65mi
13624 N Saguaro Blvd Unit B118 Fountain Hills, AZ	2.0	2.0	1000	$1,495	$1.50	24d	1	0.66mi
14216 N Saguaro Blvd Fountain Hills, AZ	2.0	2.0	1090	$2,100	$1.93	24d	1	0.68mi
16912 E La Montana Dr Unit D124 Fountain Hills, AZ	2.0	2.0	987	$3,500	$3.55	44d	1	0.68mi
14645 N Fountain Hills Blvd #204 Fountain Hills, AZ	2.0	2.0	1000	$3,100	$3.10	44d	1	0.69mi
16725 E Avenue of the Fountains Fountain Hills, AZ	2.0	2.0	1192	$2,199	$1.84	2d	1	0.70mi
16725 E Avenue of the Fountains Fountain Hills, AZ	1.0	1.0	860	$1,675	$1.95	13d	1	0.70mi
16725 E Avenue of the Fountains Fountain Hills, AZ	1.0	1.0	860	$1,649	$1.92	3d	1	0.70mi
16725 E Avenue of the Fountains Fountain Hills, AZ	2.0	2.0	1192	$2,240	$1.88	44d	1	0.70mi
14404 N Boxwood Ln Fountain Hills, AZ	2.0	1.5	967	$2,900	$3.00	44d	1	0.73mi
14247 N Boxwood Ln Fountain Hills, AZ	2.0	1.5	967	$2,900	$3.00	44d	1	0.76mi
14259 N Boxwood Ln Fountain Hills, AZ	2.0	1.0	1026	$1,500	$1.46	44d	1	0.76mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $270,000 Active 6 DOM
2. 2026-06-17
   days on market $270,000 Active 5 DOM
3. 2026-06-16
   days on market $270,000 Active 4 DOM
4. 2026-06-15
   days on market $270,000 Active 3 DOM
5. 2026-06-13
   remarks 681-char remark
6. 2026-06-13
   listed $270,000 Active 1 DOM

ⓘ 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: $565 · $47/mo
• Projected year-2 tax: $1,782 · $148/mo
• Expected delta: +$1,217/yr (+$101/mo · 215.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 4 d/yr ≥113°F today · 9 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,252
• − Mortgage interest: −$15,124
• − Property taxes: −$565
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − HOA: −$2,904
• − Depreciation: −$7,855
• Taxable loss: −$2,385
• Est. tax savings @ 24.0%: +$573
• After-tax cash flow: $2,662/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: Fountain Hills Unified District (4247)
• NCES district ID: 0403040
• Math proficiency: 32% ▼ -21.00%
• Reading proficiency: 47% ▼ -8.00%
• Median HH income: $75,038
• Composite: 36.41/100
• National rank: #4677
• State rank: #61 of 249 in AZ

Livability — Fountain Hills

• Score: 69/100
• State rank: #45
• US rank: #8769

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fountain Hills, AZ
• County: Maricopa County · 4,537,380 people
• City population: 23,849
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 23,849
• Household income: $112,795
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 374.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Black 3% Asian 2%
• Common ancestry: Romanian 4% Portuguese 4% Slovak 3%
• Foreign-born: 8% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -205.81%
• Current HPI: 283.4064
• Rent YoY: ▲ 1.03%
• 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

+237.5% since first listed

36 events — show timeline

• 2026-06-12 Listed $270,000 ARMLS
• 2026-01-21 Listing Removed — ARMLS
• 2025-08-14 Listed $290,000 ARMLS
• 2025-06-26 Listing Removed — ARMLS
• 2025-03-16 Price Changed $290,000 ARMLS
• 2024-12-31 Relisted — ARMLS
• 2024-12-31 Price Changed $310,000 ARMLS
• 2024-12-26 Listing Removed — ARMLS
• 2024-07-15 Price Changed $320,000 ARMLS
• 2024-06-09 Listed $325,000 ARMLS
• 2024-05-28 Rental Removed $1,900 Avail
• 2024-05-06 Price Changed $1,900 Avail
• 2024-04-14 Price Changed $2,000 Avail
• 2024-03-01 Price Changed $1,900 Avail
• 2024-02-22 Price Changed $1,850 Avail
• 2024-01-17 Listed for Rent $2,200 Avail
• 2012-03-14 Listing Removed — ARMLS
• 2011-12-14 Contingent — ARMLS
• 2011-12-09 Listed $80,000 ARMLS
• 2008-05-21 Sold (MLS) $170,000 ARMLS
• 2008-05-19 Sold (Public Records) $170,000 Public Records
• 2008-04-12 Listing Removed — ARMLS
• 2008-02-25 Listed $168,900 ARMLS
• 2007-05-31 Listing Removed — ARMLS
• 2006-09-29 Listed $189,900 ARMLS
• 2006-05-31 Listing Removed — ARMLS
• 2006-04-20 Listed $204,900 ARMLS
• 2006-04-14 Listing Removed — ARMLS
• 2006-01-28 Listed $204,900 ARMLS
• 2001-06-01 Sold (Public Records) $90,000 Public Records
• 2001-05-30 Sold (MLS) $90,000 ARMLS
• 2001-04-27 Listing Removed — ARMLS
• 2001-03-23 Listing Removed — ARMLS
• 2001-03-23 Listed $89,900 ARMLS
• 2001-02-02 Listed $91,900 ARMLS
• 1998-03-03 Sold (Public Records) $80,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $565 · -1.3% YoY. Source: county tax records.