14414 N Boxwood Ln · Fountain Hills, AZ 85268

$219,900

2 bd · 2.0 ba · 967 sqft · Condo public records · 74 Days on market

Built 1973 $227/sqft · 10% below area Est $246k · 10% under $371/mo HOA · 17% 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).

• ARV discount +12.2/15.0
• Cash flow +9.4/30.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your dream home awaits you in the heart of Fountain Hills. This spacious 2 bdrm, 1 bath beauty with a small gated courtyard style entry is looking for a new owner. Offers cozy great room, sep dining area, galley style kitchen with plenty of cabinets & counter space & a community pool. Experience vibrant living with parks, dining and entertainment just minutes away. This property isn't just a home; it's a great investment. With rising values, your dream awaits - act now & tour property today.

Key facts

• $371 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (0.1% below list).
• Recommended offer: $197k (10.3% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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.
• 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 $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 74 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $35k; list at $220k implies a 528% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,331 (10.3% 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 74 days. Have you received any prior offers? Is the seller open to a 10% 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. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.00% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.04%
• DSCR: 0.86
• GRM: 8.3

CMA / ARV

• ARV (median comp): $245,629
• List price: $219,900
• Delta: -10.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.1%
• Equity multiple: 0.19×
• Total profit: $-49,574
• Equity at exit: $32,788

10-year hold

• IRR: -27.8%
• Equity multiple: -0.17×
• Total profit: $-71,736
• Equity at exit: $19,013

Cash invested: $61,572 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,196 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$371
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-156

Break-even live

Break-even rent $2,393

Max offer price $197,331

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-80	+0% $-156	+5% $-232	+10% $-308
Rent	-10% $-329	-5% $-243	+0% $-156	+5% $-69	+10% $18
Rate	-1.0pp $-45	-0.5pp $-100	base $-156	+0.5pp $-213	+1.0pp $-271

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: $54,975
• Closing costs: $6,597
• 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
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
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
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
13636 N Saguaro Blvd #103 Fountain Hills, AZ	2.0	2.0	912	$2,800	$3.07	44d	1	0.44mi
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
16510 E Palisades Blvd #22 Fountain Hills, AZ	2.0	1.5	1105	$2,900	$2.62	44d	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
16357 E Arrow Dr #115 Fountain Hills, AZ	2.0	2.0	1074	$1,850	$1.72	44d	1	0.71mi
16715 E Parkview Ave Unit 201 Fountain Hills, AZ	1.0	1.0	1100	$1,725	$1.57	5d	1	0.76mi
16550 E Avenue of the Fountains Fountain Hills, AZ	1.0–2.0	1.0–2.0	896	$2,440	$2.72	3d	8	0.80mi
16725 E Avenue of the Fountains Fountain Hills, AZ	1.0	1.0	860	$1,649	$1.92	3d	1	0.91mi
16725 E Avenue of the Fountains Fountain Hills, AZ	1.0	1.0	860	$1,675	$1.95	13d	1	0.91mi
16216 E Rosetta Dr #31 Fountain Hills, AZ	2.0	2.0	1000	$3,700	$3.70	3d	1	1.08mi
13225 N Fountain Hills Blvd Fountain Hills, AZ	2.0	2.0	1063	$1,750	$1.65	25d	1	1.10mi
13225 N Fountain Hills Blvd Fountain Hills, AZ	2.0	2.0	1005	$1,750	$1.74	44d	1	1.10mi
13225 N Fountain Hills Blvd Fountain Hills, AZ	2.0	2.0	1063	$1,750	$1.65	22d	1	1.10mi
12635 N La Montana Dr #15 Fountain Hills, AZ	2.0	1.0	858	$1,495	$1.74	44d	1	1.14mi
16631 E El Lago Blvd Fountain Hills, AZ	2.0	2.0	1085	$1,774	$1.64	25d	2	1.16mi
16715 E El Lago Blvd #214 Fountain Hills, AZ	2.0	2.0	1085	$1,700	$1.57	25d	1	1.16mi
17031 E El Lago Blvd #2106 Fountain Hills, AZ	1.0	1.0	649	$3,500	$5.39	25d	1	1.17mi
17031 E El Lago Blvd Fountain Hills, AZ	1.0	1.0	649	$2,550	$3.93	25d	3	1.24mi
17031 E El Lago Blvd Fountain Hills, AZ	1.0	1.0	649	$3,050	$4.70	21d	2	1.24mi
16724 E Gunsight Dr #219 Fountain Hills, AZ	2.0	1.5	1017	$2,595	$2.55	6d	1	1.25mi
16545 E Gunsight Dr #122 Fountain Hills, AZ	1.0	2.0	750	$1,500	$2.00	15d	1	1.26mi
16545 E Gunsight Dr #223 Fountain Hills, AZ	1.0	2.0	750	$1,300	$1.73	15d	1	1.27mi
16819 E Gunsight Dr Unit A8 Fountain Hills, AZ	1.0	1.0	576	$2,900	$5.03	44d	1	1.29mi
16657 E Gunsight Dr Fountain Hills, AZ	2.0	2.0	865	$1,645	$1.90	12d	1	1.29mi

HOA detail condo

• Monthly dues: $371 · $4,452/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $219,900 Active 74 DOM
2. 2026-06-17
   days on market $219,900 Active 73 DOM
3. 2026-06-16
   days on market $219,900 Active 72 DOM
4. 2026-06-15
   days on market $219,900 Active 71 DOM
5. 2026-06-13
   days on market $219,900 Active 69 DOM
6. 2026-06-09
   days on market $219,900 Active 65 DOM
7. 2026-06-08
   days on market $219,900 Active 64 DOM
8. 2026-06-07
   days on market $219,900 Active 63 DOM
9. 2026-06-04
   days on market $219,900 Active 60 DOM
10. 2026-06-03
    days on market $219,900 Active 59 DOM
11. 2026-06-02
    days on market $219,900 Active 58 DOM
12. 2026-06-01
    days on market $219,900 Active 57 DOM
13. 2026-05-31
    days on market $219,900 Active 56 DOM
14. 2026-04-05
    listed $219,900 Active 510-char remark

    Show marketing remark (510 chars)

    Your dream home awaits you in the heart of Fountain Hills. This spacious 2 bdrm, 1 bath beauty with a small gated courtyard style entry is looking for a new owner. Offers cozy great room, sep dining area, galley style kitchen with plenty of cabinets & counter space & a community pool. Experience vibrant living with parks, dining and entertainment just minutes away. This property isn't just a home; it's a great investment. With rising values, your dream awaits - act now & tour property today.

15. 2025-10-02
    historical
16. 2025-09-03
    price $229,900
17. 2025-05-14
    price $239,900
18. 2025-03-28
    listed $244,900 Active
19. 1994-01-31
    soldstatus $35,000
20. 1988-06-06
    soldstatus $34,000

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥113°F today · 12 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: $26,350
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − HOA: −$4,452
• − Depreciation: −$6,397
• Taxable loss: −$5,431
• Est. tax savings @ 24.0%: +$1,303
• After-tax cash flow: $-568/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

+546.8% since first listed

7 events — show timeline

• 2026-04-05 Listed $219,900 ARMLS
• 2025-10-02 Listing Removed — ARMLS
• 2025-09-03 Price Changed $229,900 ARMLS
• 2025-05-14 Price Changed $239,900 ARMLS
• 2025-03-28 Listed $244,900 ARMLS
• 1994-01-31 Sold (Public Records) $35,000 Public Records
• 1988-06-06 Sold (Public Records) $34,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $418 · -3.7% YoY. Source: county tax records.