2341 W Muirfield Dr · Anthem, AZ 85086

$404,900

2 bd · 3.0 ba · 1,344 sqft · SingleFamily public records · 73 Days on market

Built 2001 6,975 sqft lot $301/sqft · 17% below area Est $489k · 17% under $387/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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This impeccably maintained residence reflects the owner’s pride in this quality home. A home for gracious living at a surprisingly modest price. Oversized lot with mountain views. Covered extended patio, aggregated concrete patio, and raised fire pit. Backyard improvements are all permitted. Interior upgrades include custom window coverings, gas fireplace, all floors are tiled, security system, corian counters, ceiling fans in all rooms, r/o system owned, new water heater, water softener, disposal, plus new sprinkler line, and garage heavy duty cabinets. 2nd bathroom has a tub & shower. Termite inspection on an annual contract. Landscaping is on a monthly contract. No deferred maintenance here! Come see..

Key facts

• 6,975 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $405k.

Deal economics

• At list price, monthly cash flow is $-413 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $332k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (23.5% below list).
• Recommended offer: $310k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.7% in Anthem — 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 64/100 on livability (#98 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living F.
• Deer Valley Unified District (4246) (urban): math 50% / reading 55% proficiency, ranked #33 of 249 in AZ (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Gavilan Peak School (math 54% / reading 59%, grade C+, #191 of 1,109 statewide, top 18%, 565 students, 13% FRL); Boulder Creek High School (math 45% / reading 48%, grade D-, #55 of 381 statewide, top 14%, 2,375 students, 13% FRL).
• Market conditions: Rents rising (+1.6%/yr); 390 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 31% of the median local income ($122k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 73 days — a 6% lower offer ($381k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y ago; this cycle's ask has dropped $24k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $309,634 (23.5% 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 73 days. Have you received any prior offers? Is the seller open to a 24% 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. 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 A-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 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: 0.76% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.37%
• DSCR: 0.81
• GRM: 10.9

CMA / ARV

• ARV (median comp): $488,883
• List price: $404,900
• Delta: -17.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41318 N Belfair Way	0.19mi	2/2.0	1,345 (+0%)	1mo	$425,000	$316	86
41502 N Chase Oaks Way Way	0.11mi	2/2.0	1,344 (0%)	6mo	$415,000	$309	86
2462 W Turtle Hill Dr	0.16mi	2/2.0	1,400 (+4%)	12mo	$555,000	$396	72
41012 N Noble Hawk Way	0.58mi	2/2.0	1,325 (-1%)	2mo	$390,000	$294	65
2513 W Myopia Dr	0.23mi	2/2.0	1,488 (+11%)	4mo	$525,000	$353	65
2327 W Firethorn Way	0.14mi	2/2.0	1,510 (+12%)	8mo	$360,000	$238	62
41013 N Trailhead Way	0.33mi	3/2.0 (+1)	1,230 (-8%)	1mo	$395,000	$321	61
41413 N Prosperity Way	0.71mi	2/2.0	1,344 (0%)	3mo	$430,000	$320	60
40948 N Wild West Trl	0.57mi	3/2.0 (+1)	1,370 (+2%)	3mo	$432,000	$315	59
2507 W Whitman Dr	0.31mi	3/2.0 (+1)	1,431 (+6%)	10mo	$485,000	$339	57
40807 N Citrus Canyon Trl	0.46mi	3/2.0 (+1)	1,432 (+6%)	9mo	$455,000	$318	51
40713 N Citrus Canyon Trl	0.58mi	2/2.0	1,432 (+6%)	10mo	$405,000	$283	49

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 · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.15×
• Total profit: $-96,041
• Equity at exit: $60,372

10-year hold

• IRR: -26.2%
• Equity multiple: -0.18×
• Total profit: $-134,047
• Equity at exit: $35,008

Cash invested: $113,372 (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 85086

• Home prices YoY: -27.8%
• Rents YoY: 1.6%
• Active inventory: 390
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,096 high
• Mortgage (P&I): −$2,123
• Tax from tax record: −$180 /mo · $2,155/yr
• Insurance: −$169
• HOA: −$387
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $-413

Break-even live

Break-even rent $3,618

Max offer price $332,030

Occupancy floor —

Sensitivity live

Price	-10% $-183	-5% $-298	+0% $-413	+5% $-527	+10% $-642
Rent	-10% $-657	-5% $-535	+0% $-413	+5% $-290	+10% $-168
Rate	-1.0pp $-209	-0.5pp $-310	base $-413	+0.5pp $-517	+1.0pp $-624

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: $101,225
• Closing costs: $12,147
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2462 W Turtle Hill Dr Anthem, AZ	2.0	2.0	1400	$5,000	$3.57	45d	1	0.17mi
2423 W Shadow Glen Ct Anthem, AZ	2.0	2.0	1344	$3,990	$2.97	45d	1	0.18mi
2501 W Myopia Dr Unit 1546125P Anthem, AZ	2.0	2.0	1485	$2,419	$1.63	16d	1	0.23mi
41831 N Mill Creek Way Anthem, AZ	3.0	2.0	1741	$2,400	$1.38	23d	1	0.29mi
40936 N Citrus Canyon Trl Phoenix, AZ	3.0	2.0	1431	$2,100	$1.47	45d	1	0.33mi
1916 W Spirit Ct Anthem, AZ	2.0	2.0	1759	$4,000	$2.27	45d	1	0.65mi
1726 W Medinah Ct Anthem, AZ	2.0	2.0	1760	$4,700	$2.67	45d	1	0.70mi
41520 N River Bend Ct Phoenix, AZ	2.0	2.0	1728	$3,850	$2.23	26d	1	0.75mi
1891 W Dion Dr Phoenix, AZ	2.0	2.0	1510	$3,500	$2.32	45d	1	0.75mi
41410 N Fairgreen Way Anthem, AZ	2.0	2.0	1344	$4,000	$2.98	45d	1	0.80mi
2579 W Lewis and Clark Trl Phoenix, AZ	3.0	2.0	1230	$2,450	$1.99	26d	1	0.94mi
1776 W Owens Way Anthem, AZ	3.0	2.0	1454	$3,500	$2.41	45d	1	1.02mi
1749 W Owens Way Unit 1545746P Anthem, AZ	2.0	2.0	1151	$2,742	$2.38	18d	1	1.06mi
40309 N Bell Meadow Trl Phoenix, AZ	3.0	2.0	1490	$3,500	$2.35	22d	1	1.09mi
1702 W Owens Way Anthem, AZ	3.0	2.0	1264	$2,400	$1.90	20d	1	1.10mi
40130 N Thunder Hills Ct Phoenix, AZ	3.0	2.0	1300	$2,200	$1.69	7d	1	1.11mi
40291 N La Cantera Dr Phoenix, AZ	3.0	2.0	1454	$2,195	$1.51	22d	1	1.12mi
42128 N Anthem Springs Rd Anthem, AZ	2.0	2.0	1741	$4,200	$2.41	45d	1	1.14mi
39802 N Cross Timbers Way Anthem, AZ	3.0	2.0	1638	$2,250	$1.37	1d	1	1.16mi
1836 W Kuralt Dr Anthem, AZ	3.0	2.0	1432	$2,199	$1.54	14d	1	1.16mi
39746 N Cross Timbers Way Anthem, AZ	3.0	2.0	1230	$2,050	$1.67	21d	1	1.16mi
40602 N Apollo Way Anthem, AZ	3.0	2.0	1672	$2,390	$1.43	3d	1	1.31mi
40517 N Territory Trl Anthem, AZ	3.0	2.0	1567	$1,850	$1.18	1d	1	1.36mi
40619 N Key Ln Anthem, AZ	3.0	2.0	1264	$2,240	$1.77	45d	1	1.47mi

HOA detail

• Monthly dues: $387 · $4,644/yr
• Likely covers: watergaslandscapingsecurity

Listing history 30 events

1. 2026-06-01
   status $404,900 Pending 73 DOM
2. 2026-05-31
   days on market $404,900 Active 73 DOM
3. 2026-04-30
   price $404,900
4. 2026-04-09
   price $415,000
5. 2026-03-19
   listed $429,000 Active
6. 2025-07-25
   historical $2,900
7. 2024-09-23
   listed $2,900
8. 2024-09-23
   historical $2,900
9. 2024-09-05
   historical $2,900
10. 2024-09-05
    listed $2,900
11. 2024-08-24
    listed $2,900
12. 2024-08-23
    historical $2,900
13. 2024-07-20
    historical $2,900
14. 2024-07-18
    listed $2,900
15. 2024-07-10
    listed $2,900
16. 2022-05-06
    soldstatus $460,000
17. 2017-09-29
    soldstatus $239,500 Closed 731-char remark

    Show marketing remark (731 chars)

    This impeccably maintained residence reflects the owner’s pride in this quality home. A home for gracious living at a surprisingly modest price. Oversized lot with mountain views. Covered extended patio, aggregated concrete patio, and raised fire pit. Backyard improvements are all permitted. Interior upgrades include custom window coverings, gas fireplace, all floors are tiled, security system, corian counters, ceiling fans in all rooms, r/o system owned, new water heater, water softener, disposal, plus new sprinkler line, and garage heavy duty cabinets. 2nd bathroom has a tub & shower. Termite inspection on an annual contract. Landscaping is on a monthly contract. No deferred maintenance here! Come see..

18. 2017-09-29
    soldstatus $239,500

    Show marketing remark (731 chars)

    This impeccably maintained residence reflects the owner’s pride in this quality home. A home for gracious living at a surprisingly modest price. Oversized lot with mountain views. Covered extended patio, aggregated concrete patio, and raised fire pit. Backyard improvements are all permitted. Interior upgrades include custom window coverings, gas fireplace, all floors are tiled, security system, corian counters, ceiling fans in all rooms, r/o system owned, new water heater, water softener, disposal, plus new sprinkler line, and garage heavy duty cabinets. 2nd bathroom has a tub & shower. Termite inspection on an annual contract. Landscaping is on a monthly contract. No deferred maintenance here! Come see..

19. 2017-08-31
    status Pending 731-char remark

    Show marketing remark (731 chars)

    This impeccably maintained residence reflects the owner’s pride in this quality home. A home for gracious living at a surprisingly modest price. Oversized lot with mountain views. Covered extended patio, aggregated concrete patio, and raised fire pit. Backyard improvements are all permitted. Interior upgrades include custom window coverings, gas fireplace, all floors are tiled, security system, corian counters, ceiling fans in all rooms, r/o system owned, new water heater, water softener, disposal, plus new sprinkler line, and garage heavy duty cabinets. 2nd bathroom has a tub & shower. Termite inspection on an annual contract. Landscaping is on a monthly contract. No deferred maintenance here! Come see..

20. 2017-07-19
    listed $248,750 Active 731-char remark

    Show marketing remark (731 chars)

    This impeccably maintained residence reflects the owner’s pride in this quality home. A home for gracious living at a surprisingly modest price. Oversized lot with mountain views. Covered extended patio, aggregated concrete patio, and raised fire pit. Backyard improvements are all permitted. Interior upgrades include custom window coverings, gas fireplace, all floors are tiled, security system, corian counters, ceiling fans in all rooms, r/o system owned, new water heater, water softener, disposal, plus new sprinkler line, and garage heavy duty cabinets. 2nd bathroom has a tub & shower. Termite inspection on an annual contract. Landscaping is on a monthly contract. No deferred maintenance here! Come see..

21. 2006-04-18
    soldstatus $324,900
22. 2006-04-18
    soldstatus $324,900
23. 2006-03-17
    historical
24. 2005-12-18
    listed $339,000
25. 2005-12-08
    historical
26. 2005-10-27
    listed $359,900
27. 2005-01-04
    soldstatus $236,000
28. 2004-12-28
    soldstatus $236,000
29. 2004-11-19
    historical
30. 2004-10-07
    listed $238,500

ⓘ 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: $2,155 · $180/mo
• Projected year-2 tax: $2,672 · $223/mo
• Expected delta: +$518/yr (+$43/mo · 24.0%)

ⓘ 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 6 d/yr ≥109°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,156
• − Mortgage interest: −$22,681
• − Property taxes: −$2,155
• − Insurance: −$2,024
• − Repairs & maintenance: −$2,972
• − Management: −$2,972
• − HOA: −$4,644
• − Depreciation: −$11,779
• Taxable loss: −$12,072
• Est. tax savings @ 24.0%: +$2,897
• After-tax cash flow: $-2,053/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: Deer Valley Unified District (4246)
• NCES district ID: 0407750
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $72,516
• Composite: 47.0/100
• National rank: #2346
• State rank: #33 of 249 in AZ

Livability — Anthem

• Score: 64/100
• State rank: #98
• US rank: #14158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anthem, AZ
• County: Maricopa County · 4,537,380 people
• City population: 43,270
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 43,270
• Household income: $121,676
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 724.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 6% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 4% Romanian 4% Slovak 3%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Vietnamese 1% 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: ▼ -117.19%
• Current HPI: 305.1539
• Rent YoY: ▲ 1.62%
• 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

+69.8% since first listed

28 events — show timeline

• 2026-04-30 Price Changed $404,900 ARMLS
• 2026-04-09 Price Changed $415,000 ARMLS
• 2026-03-19 Listed $429,000 ARMLS
• 2025-07-25 Rental Removed $2,900 RENTEC
• 2024-09-23 Listed for Rent $2,900 RENTEC
• 2024-09-23 Rental Removed $2,900 RENTALBEAST
• 2024-09-05 Rental Removed $2,900 RENTEC
• 2024-09-05 Listed for Rent $2,900 RENTALBEAST
• 2024-08-24 Listed for Rent $2,900 RENTEC
• 2024-08-23 Rental Removed $2,900 RENTALBEAST
• 2024-07-20 Rental Removed $2,900 RENTEC
• 2024-07-18 Listed for Rent $2,900 RENTEC
• 2024-07-10 Listed for Rent $2,900 RENTALBEAST
• 2022-05-06 Sold (Public Records) $460,000 Public Records
• 2017-09-29 Sold (Public Records) $239,500 Public Records
• 2017-09-29 Sold (MLS) $239,500 ARMLS
• 2017-08-31 Pending — ARMLS
• 2017-07-19 Listed $248,750 ARMLS
• 2006-04-18 Sold (Public Records) $324,900 Public Records
• 2006-04-18 Sold (MLS) $324,900 ARMLS
• 2006-03-17 Listing Removed — ARMLS
• 2005-12-18 Listed $339,000 ARMLS
• 2005-12-08 Listing Removed — ARMLS
• 2005-10-27 Listed $359,900 ARMLS
• 2005-01-04 Sold (Public Records) $236,000 Public Records
• 2004-12-28 Sold (MLS) $236,000 ARMLS
• 2004-11-19 Listing Removed — ARMLS
• 2004-10-07 Listed $238,500 ARMLS

Property tax history

+2.1%/yr

Latest (2025): $2,155 · +1.8% YoY. Source: county tax records.