14645 N Fountain Hills Blvd #217 · Fountain Hills, AZ 85268

$209,999

1 bd · 1.0 ba · 715 sqft · Condo public records · 299 Days on market

Built 1988 $294/sqft · 17% below area Est $253k · 17% under $188/mo HOA · 9% of rent

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Why this score? — see what drove the C+ 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.4/10.0
• 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 MLS

Great upper-level unit with stunning views of the beautifully landscaped courtyard and serene patio area below. This one-bedroom gem is in pristine, like-new condition, showcasing upgraded amenities and thoughtful design throughout. Modern Pergo flooring and stylish tile are perfectly placed in all the right areas, adding both durability and charm. The open-concept layout features a bright and inviting living space, perfect for relaxing or entertaining. The kitchen boasts upgraded appliances, ample cabinetry, and elegant finishes that blend form and function. The spacious bedroom offers comfort and style, while the updated bathroom exudes sophistication. Nestled in a prime location, this unit provides easy access to community amenities and nearby attractions.

Key facts

• $188 HOA
• Parking
• Built 1988

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• Market conditions: Rents rising (+1.0%/yr); 448 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $6k 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 299 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $210k implies a 228% 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 $184,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 299 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 8.0

CMA / ARV

• ARV (median comp): $252,709
• List price: $209,999
• Delta: -16.90%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-18,644
• Equity at exit: $31,312

10-year hold

• IRR: -2.1%
• Equity multiple: 0.87×
• Total profit: $-7,680
• Equity at exit: $18,157

Cash invested: $58,800 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,187 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$43 /mo · $511/yr
• Insurance: −$87
• HOA: −$188
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $308

Break-even live

Break-even rent $1,797

Max offer price $209,999

Occupancy floor 81%

Sensitivity live

Price	-10% $427	-5% $368	+0% $308	+5% $249	+10% $189
Rent	-10% $135	-5% $222	+0% $308	+5% $394	+10% $481
Rate	-1.0pp $414	-0.5pp $362	base $308	+0.5pp $254	+1.0pp $198

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16550 E Avenue of the Fountains Fountain Hills, AZ	1.0–2.0	1.0–2.0	896	$1,970	$2.20	3d	8	0.90mi
16545 E Gunsight Dr #122 Fountain Hills, AZ	1.0	2.0	750	$1,500	$2.00	15d	1	1.41mi
16545 E Gunsight Dr #212 Fountain Hills, AZ	1.0	1.0	400	$1,400	$3.50	6d	1	1.41mi
16545 E Gunsight Dr #223 Fountain Hills, AZ	1.0	2.0	750	$1,300	$1.73	15d	1	1.42mi
17031 E El Lago Blvd #2106 Fountain Hills, AZ	1.0	1.0	649	$3,500	$5.39	25d	1	1.43mi
17031 E El Lago Blvd Fountain Hills, AZ	1.0	1.0	649	$3,050	$4.70	21d	2	1.49mi
17031 E El Lago Blvd Fountain Hills, AZ	1.0	1.0	649	$2,550	$3.93	25d	3	1.49mi

HOA detail condo

• Monthly dues: $188 · $2,256/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $209,999 Active 299 DOM
2. 2026-06-17
   days on market $209,999 Active 298 DOM
3. 2026-06-16
   days on market $209,999 Active 297 DOM
4. 2026-06-15
   days on market $209,999 Active 296 DOM
5. 2026-06-13
   days on market $209,999 Active 294 DOM
6. 2026-06-09
   days on market $209,999 Active 290 DOM
7. 2026-06-08
   days on market $209,999 Active 289 DOM
8. 2026-06-07
   days on market $209,999 Active 288 DOM
9. 2026-06-04
   days on market $209,999 Active 285 DOM
10. 2026-06-03
    days on market $209,999 Active 284 DOM
11. 2026-06-02
    days on market $209,999 Active 283 DOM
12. 2026-06-01
    days on market $209,999 Active 282 DOM
13. 2026-05-31
    days on market $209,999 Active 281 DOM
14. 2026-05-14
    price $209,999 769-char remark

    Show marketing remark (769 chars)

    Great upper-level unit with stunning views of the beautifully landscaped courtyard and serene patio area below. This one-bedroom gem is in pristine, like-new condition, showcasing upgraded amenities and thoughtful design throughout. Modern Pergo flooring and stylish tile are perfectly placed in all the right areas, adding both durability and charm. The open-concept layout features a bright and inviting living space, perfect for relaxing or entertaining. The kitchen boasts upgraded appliances, ample cabinetry, and elegant finishes that blend form and function. The spacious bedroom offers comfort and style, while the updated bathroom exudes sophistication. Nestled in a prime location, this unit provides easy access to community amenities and nearby attractions.

15. 2026-01-28
    price $214,999 769-char remark

    Show marketing remark (769 chars)

    Great upper-level unit with stunning views of the beautifully landscaped courtyard and serene patio area below. This one-bedroom gem is in pristine, like-new condition, showcasing upgraded amenities and thoughtful design throughout. Modern Pergo flooring and stylish tile are perfectly placed in all the right areas, adding both durability and charm. The open-concept layout features a bright and inviting living space, perfect for relaxing or entertaining. The kitchen boasts upgraded appliances, ample cabinetry, and elegant finishes that blend form and function. The spacious bedroom offers comfort and style, while the updated bathroom exudes sophistication. Nestled in a prime location, this unit provides easy access to community amenities and nearby attractions.

16. 2025-08-23
    listed $229,999 Active 769-char remark

    Show marketing remark (769 chars)

    Great upper-level unit with stunning views of the beautifully landscaped courtyard and serene patio area below. This one-bedroom gem is in pristine, like-new condition, showcasing upgraded amenities and thoughtful design throughout. Modern Pergo flooring and stylish tile are perfectly placed in all the right areas, adding both durability and charm. The open-concept layout features a bright and inviting living space, perfect for relaxing or entertaining. The kitchen boasts upgraded appliances, ample cabinetry, and elegant finishes that blend form and function. The spacious bedroom offers comfort and style, while the updated bathroom exudes sophistication. Nestled in a prime location, this unit provides easy access to community amenities and nearby attractions.

17. 2025-08-20
    price $229,999 769-char remark

    Show marketing remark (769 chars)

    Great upper-level unit with stunning views of the beautifully landscaped courtyard and serene patio area below. This one-bedroom gem is in pristine, like-new condition, showcasing upgraded amenities and thoughtful design throughout. Modern Pergo flooring and stylish tile are perfectly placed in all the right areas, adding both durability and charm. The open-concept layout features a bright and inviting living space, perfect for relaxing or entertaining. The kitchen boasts upgraded appliances, ample cabinetry, and elegant finishes that blend form and function. The spacious bedroom offers comfort and style, while the updated bathroom exudes sophistication. Nestled in a prime location, this unit provides easy access to community amenities and nearby attractions.

18. 2025-08-20
    price $239,999 769-char remark

    Show marketing remark (769 chars)

    Great upper-level unit with stunning views of the beautifully landscaped courtyard and serene patio area below. This one-bedroom gem is in pristine, like-new condition, showcasing upgraded amenities and thoughtful design throughout. Modern Pergo flooring and stylish tile are perfectly placed in all the right areas, adding both durability and charm. The open-concept layout features a bright and inviting living space, perfect for relaxing or entertaining. The kitchen boasts upgraded appliances, ample cabinetry, and elegant finishes that blend form and function. The spacious bedroom offers comfort and style, while the updated bathroom exudes sophistication. Nestled in a prime location, this unit provides easy access to community amenities and nearby attractions.

19. 2025-06-21
    historical
20. 2025-06-19
    status Active
21. 2025-06-19
    historical
22. 2025-01-18
    listed $239,999 Active
23. 2022-03-16
    price $1,875
24. 2012-10-01
    status Pending
25. 2012-10-01
    soldstatus $64,000 Closed
26. 2012-09-28
    soldstatus $64,000
27. 2012-09-06
    listed $79,900 Active
28. 2012-09-01
    historical
29. 2012-08-30
    status Active
30. 2012-08-22
    status Pending
31. 2012-08-08
    price $79,900
32. 2012-07-23
    price $89,900 Active
33. 2012-07-23
    status Active
34. 2012-01-18
    historical
35. 2012-01-03
    listed $164,900 Active
36. 2010-04-03
    historical
37. 2009-03-26
    listed $109,900 Active
38. 2008-03-31
    historical
39. 2006-10-07
    listed $149,900
40. 1997-10-20
    soldstatus $67,000
41. 1988-09-26
    soldstatus $56,400

ⓘ 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: $511 · $43/mo
• Projected year-2 tax: $1,386 · $115/mo
• Expected delta: +$875/yr (+$73/mo · 171.1%)

ⓘ 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 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: $26,240
• − Mortgage interest: −$11,763
• − Property taxes: −$511
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − HOA: −$2,256
• − Depreciation: −$6,109
• Taxable income: $352
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $3,613/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

+272.3% since first listed

28 events — show timeline

• 2026-05-14 Price Changed $209,999 ARMLS
• 2026-01-28 Price Changed $214,999 ARMLS
• 2025-08-23 Listed $229,999 ARMLS
• 2025-08-20 Price Changed $229,999 ARMLS
• 2025-08-20 Price Changed $239,999 ARMLS
• 2025-06-21 Listing Removed — ARMLS
• 2025-06-19 Relisted — ARMLS
• 2025-06-19 Listing Removed — ARMLS
• 2025-01-18 Listed $239,999 ARMLS
• 2022-03-16 Price Changed $1,875 RENT.
• 2012-10-01 Pending — ARMLS
• 2012-10-01 Sold (MLS) $64,000 ARMLS
• 2012-09-28 Sold (Public Records) $64,000 Public Records
• 2012-09-06 Listed $79,900 ARMLS
• 2012-09-01 Listing Removed — ARMLS
• 2012-08-30 Relisted — ARMLS
• 2012-08-22 Pending — ARMLS
• 2012-08-08 Price Changed $79,900 ARMLS
• 2012-07-23 Relisted — ARMLS
• 2012-07-23 Price Changed $89,900 ARMLS
• 2012-01-18 Listing Removed — ARMLS
• 2012-01-03 Listed $164,900 ARMLS
• 2010-04-03 Listing Removed — ARMLS
• 2009-03-26 Listed $109,900 ARMLS
• 2008-03-31 Listing Removed — ARMLS
• 2006-10-07 Listed $149,900 ARMLS
• 1997-10-20 Sold (Public Records) $67,000 Public Records
• 1988-09-26 Sold (Public Records) $56,400 Public Records

Property tax history

-1.3%/yr

Latest (2025): $511 · -3.7% YoY. Source: county tax records.