14413 N Boxwood Ln · Fountain Hills, AZ 85268

$238,499

2 bd · 1.5 ba · 1,000 sqft · Townhouse · 131 Days on market

Built 1973 Good condition 495 sqft lot $238/sqft · at area comps Est $246k · at est. $305/mo HOA · 13% 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 +11.1/30.0
• ARV discount +8.8/15.0
• 1% rule +4.9/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming townhome in the heart of Fountain Hills. Step inside to an open and inviting floor plan with plenty of space to relax. The home features updated flooring, a beautifully appointed kitchen, and views of the surrounding natural landscape. Located just over a mile from Fountain Park, local shops, and dining, you'll enjoy both convenience and a peaceful setting. The community offers a pool, easy laundry access, and low-maintenance living. Whether you're looking for a full-time residence, a lock-and-leave retreat, or a fantastic Airbnb opportunity, this home checks all the boxes.

Key facts

• Open floor plan
• Community pool
• Easy laundry access

Tags

• OPEN FLOOR PLAN
• UPDATED FLOORING
• BEAUTIFULLY APPOINTED KITCHEN
• VIEWS OF NATURAL LANDSCAPE
• COMMUNITY POOL
• EASY LAUNDRY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $238k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (1.3% below list).
• Recommended offer: $210k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 3.3% 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.
• Market conditions: Rents rising (+1.0%/yr); 455 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $7k 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 131 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,879 (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 131 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 1973 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.99% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 8.4

CMA / ARV

• ARV (median comp): $245,624
• List price: $238,499
• Delta: -2.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14256 N Boxwood Ln #158	0.06mi	2/1.5	1,000 (0%)	0mo	$250,000	$250	97
14424 N Teakwood Ln Unit D	0.03mi	2/1.0	1,026 (+3%)	3mo	$210,000	$205	90
14252 N Boxwood Ln	0.08mi	2/1.0	1,026 (+3%)	1mo	$242,000	$236	89
17014 E Calle Del Oro -- Unit C	0.22mi	2/1.0	1,000 (0%)	3mo	$198,000	$198	85
13607 N Hamilton Dr Unit A20	0.51mi	2/2.0	987 (-1%)	0mo	$162,500	$165	71
16855 E Mirage Crossing Ct Unit B	0.40mi	2/2.0	1,076 (+8%)	0mo	$435,000	$404	67
13617 N Hamilton Dr #201	0.48mi	2/2.0	1,050 (+5%)	3mo	$314,500	$300	65
14007 N Kendall Dr Unit A	0.55mi	2/2.0	1,076 (+8%)	2mo	$325,000	$302	58
16510 E Palisades Blvd #51	0.67mi	2/1.5	1,073 (+7%)	2mo	$257,000	$240	55
16510 E Palisades Blvd #29	0.67mi	2/1.5	1,073 (+7%)	4mo	$253,000	$236	54
16357 E Arrow Dr #115	0.75mi	2/2.0	1,074 (+7%)	3mo	$300,000	$279	48
16308 E Arrow Dr #114	0.74mi	2/2.0	1,150 (+15%)	0mo	$315,000	$274	38

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 · 1.03% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.27×
• Total profit: $-49,004
• Equity at exit: $35,561

10-year hold

• IRR: -22.0%
• Equity multiple: -0.01×
• Total profit: $-67,542
• Equity at exit: $20,621

Cash invested: $66,780 (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: 455
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,353 high
• Mortgage (P&I): −$1,251
• Tax est. 1.5%: −$298 /mo · $3,577/yr
• Insurance: −$99
• HOA: −$305
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-94

Break-even live

Break-even rent $2,472

Max offer price $224,855

Occupancy floor 99%

Sensitivity live

Price	-10% $71	-5% $-12	+0% $-94	+5% $-177	+10% $-259
Rent	-10% $-280	-5% $-187	+0% $-94	+5% $-1	+10% $92
Rate	-1.0pp $26	-0.5pp $-34	base $-94	+0.5pp $-156	+1.0pp $-219

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: $59,625
• Closing costs: $7,155
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14404 N Boxwood Ln Fountain Hills, AZ	2.0	1.5	967	$2,900	$3.00	44d	1	0.01mi
14259 N Boxwood Ln Fountain Hills, AZ	2.0	1.0	1026	$1,500	$1.46	44d	1	0.06mi
14247 N Boxwood Ln Fountain Hills, AZ	2.0	1.5	967	$2,900	$3.00	44d	1	0.08mi
14402 N Ibsen Dr Unit B Fountain Hills, AZ	2.0	2.0	1469	$4,500	$3.06	23d	1	0.11mi
14402 N Ibsen Dr Unit B Fountain Hills, AZ	2.0	2.0	1469	$2,700	$1.84	44d	1	0.11mi
14216 N Saguaro Blvd Fountain Hills, AZ	2.0	2.0	1090	$2,100	$1.93	25d	1	0.12mi
14620 N Yerba Buena Way Unit D Fountain Hills, AZ	2.0	2.0	1026	$2,200	$2.14	44d	1	0.17mi
14612 N Saguaro Blvd Apt A Fountain Hills, AZ	3.0	2.0	1400	$2,200	$1.57	6d	1	0.20mi
14644 Yerba Buena Way Fountain Hills, AZ	2.0	1.0	1000	$1,499	$1.50	44d	1	0.21mi
14802 N Yerba Buena Way Unit D Fountain Hills, AZ	2.0	1.0	1026	$1,200	$1.17	44d	1	0.24mi
17014 E Calle Del Oro Unit C Fountain Hills, AZ	2.0	1.0	1000	$1,295	$1.29	25d	1	0.25mi
17014 E Calle Del Oro Unit C Fountain Hills, AZ	2.0	1.0	1000	$1,295	$1.29	44d	1	0.25mi
17014 E Calle del Oro Unit D Fountain Hills, AZ	2.0	1.0	1026	$2,050	$2.00	44d	1	0.25mi
14645 N Fountain Hills Blvd #204 Fountain Hills, AZ	2.0	2.0	1000	$3,100	$3.10	44d	1	0.28mi
14815 N Fountain Hills Blvd #208 Fountain Hills, AZ	2.0	2.0	1185	$1,850	$1.56	25d	1	0.30mi
13818 N Saguaro Blvd Fountain Hills, AZ	2.0	2.0	1032	$1,700	$1.65	6d	2	0.35mi
16750 E Westby Dr Unit B Fountain Hills, AZ	2.0	2.0	1076	$2,800	$2.60	44d	1	0.38mi
13804 N Saguaro Blvd #211 Fountain Hills, AZ	2.0	2.0	1032	$3,000	$2.91	44d	1	0.41mi
16728 E Westby Dr #103 Fountain Hills, AZ	3.0	2.5	1360	$2,199	$1.62	44d	1	0.42mi
15006 N Ivory Dr Unit 203 Fountain Hills, AZ	2.0	2.0	1321	$2,200	$1.67	14d	1	0.43mi
13636 N Saguaro Blvd #103 Fountain Hills, AZ	2.0	2.0	912	$2,800	$3.07	44d	1	0.44mi
14272 N Fountain Hills Blvd Fountain Hills, AZ	3.0	2.0	1497	$2,400	$1.60	0d	1	0.45mi
14222 N Brunswick Dr #1 Fountain Hills, AZ	2.0	2.0	1172	$1,725	$1.47	44d	1	0.46mi
13624 N Saguaro Blvd Unit B118 Fountain Hills, AZ	2.0	2.0	1000	$1,495	$1.50	25d	1	0.47mi
13607 N Hamilton Dr Unit A18 Fountain Hills, AZ	2.0	2.0	987	$2,699	$2.73	44d	1	0.48mi
16912 E La Montana Dr Unit D124 Fountain Hills, AZ	2.0	2.0	987	$3,500	$3.55	44d	1	0.49mi
15205 N Ivory Dr Unit B Fountain Hills, AZ	2.0	2.0	1278	$4,200	$3.29	44d	1	0.50mi
16805 E Glenbrook Blvd Fountain Hills, AZ	3.0	2.0	1421	$1,850	$1.30	0d	1	0.51mi
16805 E Glenbrook Blvd Fountain Hills, AZ	3.0	2.0	1421	$1,850	$1.30	25d	1	0.51mi
13831 N Kendall Dr Unit A Fountain Hills, AZ	2.0	2.0	1150	$1,750	$1.52	6d	1	0.51mi
17247 E Grande Blvd #8 Fountain Hills, AZ	2.0	2.0	1500	$4,000	$2.67	44d	1	0.53mi
13824 N Kendall Dr Unit A Fountain Hills, AZ	3.0	2.0	1477	$3,900	$2.64	4d	1	0.55mi
16510 E Palisades Blvd #22 Fountain Hills, AZ	2.0	1.5	1105	$2,900	$2.62	44d	1	0.63mi
16510 E Palisades Blvd Unit ucpb6 Fountain Hills, AZ	3.0	1.5	1200	$1,750	$1.46	23d	1	0.63mi
16344 E Arrow Dr Unit A1 Fountain Hills, AZ	2.0	2.0	979	$3,300	$3.37	44d	1	0.67mi
13507 N Vista del Lago Fountain Hills, AZ	3.0	2.0	1386	$5,800	$4.18	44d	1	0.68mi
16336 E Arrow Dr Unit A Fountain Hills, AZ	2.0	2.5	1244	$3,800	$3.05	44d	1	0.68mi
16357 E Arrow Dr #115 Fountain Hills, AZ	2.0	2.0	1074	$1,850	$1.72	44d	1	0.71mi
16307 E Arrow Dr #106 Fountain Hills, AZ	2.0	2.0	1150	$4,500	$3.91	44d	1	0.74mi
16715 E Parkview Ave Unit 201 Fountain Hills, AZ	1.0	1.0	1100	$1,725	$1.57	5d	1	0.76mi

HOA detail

• Monthly dues: $305 · $3,660/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-21
   days on market $238,499 Active 131 DOM
2. 2026-06-18
   days on market $238,499 Active 128 DOM
3. 2026-06-17
   days on market $238,499 Active 127 DOM
4. 2026-06-16
   days on market $238,499 Active 126 DOM
5. 2026-06-15
   days on market $238,499 Active 125 DOM
6. 2026-06-13
   days on market $238,499 Active 123 DOM
7. 2026-06-09
   days on market $238,499 Active 119 DOM
8. 2026-06-08
   days on market $238,499 Active 118 DOM
9. 2026-06-07
   pricedays on market $238,499 Active 117 DOM
10. 2026-06-04
    days on market $238,999 Active 114 DOM
11. 2026-06-03
    days on market $238,999 Active 113 DOM
12. 2026-06-02
    days on market $238,999 Active 112 DOM
13. 2026-06-01
    days on market $238,999 Active 111 DOM
14. 2026-05-31
    days on market $238,999 Active 110 DOM
15. 2026-04-08
    price $238,999 606-char remark

    Show marketing remark (606 chars)

    Welcome to this charming townhome in the heart of Fountain Hills. Step inside to an open and inviting floor plan with plenty of space to relax. The home features updated flooring, a beautifully appointed kitchen, and views of the surrounding natural landscape. Located just over a mile from Fountain Park, local shops, and dining, you'll enjoy both convenience and a peaceful setting. The community offers a pool, easy laundry access, and low-maintenance living. Whether you're looking for a full-time residence, a lock-and-leave retreat, or a fantastic Airbnb opportunity, this home checks all the boxes.

16. 2026-02-10
    listed $239,000 Active 606-char remark

    Show marketing remark (606 chars)

    Welcome to this charming townhome in the heart of Fountain Hills. Step inside to an open and inviting floor plan with plenty of space to relax. The home features updated flooring, a beautifully appointed kitchen, and views of the surrounding natural landscape. Located just over a mile from Fountain Park, local shops, and dining, you'll enjoy both convenience and a peaceful setting. The community offers a pool, easy laundry access, and low-maintenance living. Whether you're looking for a full-time residence, a lock-and-leave retreat, or a fantastic Airbnb opportunity, this home checks all the boxes.

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥113°F today · 11 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: $28,237
• − Mortgage interest: −$13,360
• − Property taxes: −$3,577
• − Insurance: −$1,192
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − HOA: −$3,660
• − Depreciation: −$6,938
• Taxable loss: −$5,009
• Est. tax savings @ 24.0%: +$1,202
• After-tax cash flow: $71/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This charming townhome in Fountain Hills is in good condition with minimal repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more potential buyers
• Both New flooring in bathrooms — Fresh flooring improves aesthetics and can attract more potential buyers
• Both New kitchen appliances — Modern appliances can attract more potential buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more potential buyers ↑
• Both New flooring in bathrooms — Fresh flooring improves aesthetics and can attract more potential buyers ↑
• Both New kitchen appliances — Modern appliances can attract more potential buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-0.0% since first listed

2 events — show timeline

• 2026-04-08 Price Changed $238,999 ARMLS
• 2026-02-10 Listed $239,000 ARMLS