14250 W Wigwam Blvd #3223 · Litchfield Park, AZ 85340

$299,900

2 bd · 3.0 ba · 1,130 sqft · Condo public records · 31 Days on market

Built 2006 $348/mo HOA · 13% of rent

---

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 +12.1/30.0
• ARV discount +7.5/15.0
• 1% rule +3.9/10.0
• DSCR +3.6/10.0
• 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 MLS

Spacious floorplan with attached garage. Features include granite slab service counter, tech center, faux wood blinds throughout as well as high end appliances including refrigerator, washer, dryer, dishwasher, microwave and ceramic cooktop stove. State of the art clubhouse with gourmet kitchen and big screen TV. Resort style pool and jacuzzi, fitness center, business center, outdoor covered BBQ area and wood burning fireplace.

Key facts

• Pantry
• Master suite
• Dual vanity

Tags

• PANTRY
• PLENTY OF CABINETRY
• MASTER SUITE
• WALK IN CLOSET
• DUAL VANITY
• WALK IN SHOWER

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Association fee includes roof repair and replacement, insurance, pest control, grounds maintenance, street maintenance, front yard maintenance, trash, and exterior maintenance; Community amenities: pool, heated community spa, biking/walking path, fitness center

Exterior

• Parking: Covered parking (1 space); 1-car garage with direct access and garage door opener
• Security: Gated community
• Utilities: City water; Public sewer; 220V in kitchen
• Home design: Townhouse (attached property); Fee simple ownership; Complete spec home
• Construction: Stucco and painted wood frame construction; Tile roof
• Exterior features: Balcony; Asphalt road access; Private maintained road

Interior

• Kitchen: Built-in microwave; Laminate counters; Pantry; 220V outlet in kitchen; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 2 possible bedrooms (includes upstairs bedroom)
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 2 full bathrooms; Double vanity and separate shower and tub in master bath
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High-speed internet; Double vanity in bathroom; Upstairs living area; 9+ foot flat ceilings; Furnished (see remarks); Pantry; Full bathroom in master bedroom; Separate shower and tub; Laminate countertops; Living room fireplace
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $-65 ($-778/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (11.1% below list).
• Recommended offer: $267k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 10 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 31 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $120k; list at $300k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,570 (11.1% 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 31 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 0.89% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 9.4

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: -19.1%
• Equity multiple: 0.34×
• Total profit: $-55,491
• Equity at exit: $44,716

10-year hold

• IRR: -14.0%
• Equity multiple: 0.23×
• Total profit: $-64,735
• Equity at exit: $25,930

Cash invested: $83,972 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,666 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$125 /mo · $1,501/yr
• Insurance: −$125
• HOA: −$348
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $-65

Break-even live

Break-even rent $2,748

Max offer price $288,449

Occupancy floor 97%

Sensitivity live

Price	-10% $105	-5% $20	+0% $-65	+5% $-150	+10% $-235
Rent	-10% $-275	-5% $-170	+0% $-65	+5% $40	+10% $146
Rate	-1.0pp $86	-0.5pp $11	base $-65	+0.5pp $-143	+1.0pp $-222

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.12mi
200 S Old Litchfield Rd Litchfield Park, AZ	2.0	1.0	925	$1,622	$1.75	16d	2	0.55mi
4175 N Falcon Dr Goodyear, AZ	1.0–3.0	1.0–2.0	1064	$1,874	$1.76	0d	31	0.97mi
3923 N 151st Ave Goodyear, AZ	2.0	2.0	1445	$3,000	$2.08	0d	1	0.97mi
4200 N Falcon Dr Goodyear, AZ	1.0–3.0	1.0–2.0	935	$1,799	$1.92	0d	9	1.14mi
2801 N Litchfield Rd Goodyear, AZ	2.0	2.0	1156	$1,972	$1.71	26d	2	1.24mi
2801 N Litchfield Rd #26 Goodyear, AZ	2.0	2.0	1265	$2,295	$1.81	0d	1	1.28mi
3691 N 153rd Ln Goodyear, AZ	2.0	2.0	1445	$4,000	$2.77	3d	1	1.29mi
15089 W Verde Ln Goodyear, AZ	2.0	2.0	1450	$2,200	$1.52	14d	1	1.34mi
2400 N Bullard Ave Goodyear, AZ	1.0–2.0	1.0–2.0	989	$1,599	$1.62	0d	17	1.48mi

HOA detail condo

• Monthly dues: $348 · $4,176/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-18
   status Pending
2. 2026-04-17
   listed $299,900 Active
3. 2011-06-20
   soldstatus $120,000 Closed 434-char remark

   Show marketing remark (434 chars)

   Spacious floorplan with attached garage. Features include granite slab service counter, tech center, faux wood blinds throughout as well as high end appliances including refrigerator, washer, dryer, dishwasher, microwave and ceramic cooktop stove. State of the art clubhouse with gourmet kitchen and big screen TV. Resort style pool and jacuzzi, fitness center, business center, outdoor covered BBQ area and wood burning fireplace.

4. 2011-06-09
   status Pending 434-char remark

   Show marketing remark (434 chars)

   Spacious floorplan with attached garage. Features include granite slab service counter, tech center, faux wood blinds throughout as well as high end appliances including refrigerator, washer, dryer, dishwasher, microwave and ceramic cooktop stove. State of the art clubhouse with gourmet kitchen and big screen TV. Resort style pool and jacuzzi, fitness center, business center, outdoor covered BBQ area and wood burning fireplace.

5. 2010-07-29
   listed $122,990 Active 434-char remark

   Show marketing remark (434 chars)

   Spacious floorplan with attached garage. Features include granite slab service counter, tech center, faux wood blinds throughout as well as high end appliances including refrigerator, washer, dryer, dishwasher, microwave and ceramic cooktop stove. State of the art clubhouse with gourmet kitchen and big screen TV. Resort style pool and jacuzzi, fitness center, business center, outdoor covered BBQ area and wood burning fireplace.

ⓘ 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: $1,501 · $125/mo
• Projected year-2 tax: $1,979 · $165/mo
• Expected delta: +$479/yr (+$40/mo · 31.9%)

ⓘ 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 · 18 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: $31,988
• − Mortgage interest: −$16,799
• − Property taxes: −$1,501
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,559
• − Management: −$2,559
• − HOA: −$4,176
• − Depreciation: −$8,724
• Taxable loss: −$5,829
• Est. tax savings @ 24.0%: +$1,399
• After-tax cash flow: $621/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

+143.8% since first listed

5 events — show timeline

• 2026-05-18 Pending — ARMLS
• 2026-04-17 Listed $299,900 ARMLS
• 2011-06-20 Sold (MLS) $120,000 ARMLS
• 2011-06-09 Pending — ARMLS
• 2010-07-29 Listed $122,990 ARMLS

Property tax history

+0.6%/yr

Latest (2025): $1,501 · +5.7% YoY. Source: county tax records.