Residential Income Property with
For Sale
$339,000
13644 N SAGUARO Boulevard 202, Fountain Hills, AZ 85268
Condominium residence with flexible living areas, outdoor spaces, and access to a maintained community pool.
Property Size1,050 SF
Days on Market199
Property Features for 13644 N SAGUARO Boulevard 202
General Information
Standard status
Active
Size
1,050 SF
Property subtype
Apartment
Taxes and HOA fees
Annual Taxes
$787
Building Details
Building Size
1,050 SF
Year Built
1996
Listing Agency:
MCO Realty
Listed By:
Lisa Berry
(317) 698-1032
Source:
Jcluxuryresidential
Added: Feb 19
Changed: Aug 18
Last Checked: Sep 5 at 7:49AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of MCO Realty
Investment Insights
Based on property information with market context.
This residential income property is a condominium residence built in 1996, with a split-bedroom layout, 9-foot ceilings, and an oversized private garage. Interior spaces are arranged for both everyday living and entertaining, while the unit adds a covered front deck and a private balcony with mountain views.
Residents have access to a community pool and can walk to the Fountain Hills area’s restaurants, shopping, downtown setting, and fountain attraction. The combination of multiple outdoor areas, dedicated garage storage, and a low-maintenance condominium format supports use as a desert retreat or lock-and-leave residence.
Residents have access to a community pool and can walk to the Fountain Hills area’s restaurants, shopping, downtown setting, and fountain attraction. The combination of multiple outdoor areas, dedicated garage storage, and a low-maintenance condominium format supports use as a desert retreat or lock-and-leave residence.
Key Highlights
- Oversized private garage provides additional storage and convenience
- 9‑foot ceilings and a split‑bedroom floor plan
- Private balcony with mountain views
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$11,850
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.50%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$237,000
$237.0K
Cap Rate 7%
$169,286
$169.3K
Cap Rate 9%
$131,667
$131.7K
Market Conditions
NOI Build-Up for 1,050 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$22.7K $21.60/SF
− Vacancy
−$1.1K −$1.08/SF
EGI
$21.5K $20.52/SF
− OpEx
−$9.7K −$9.23/SF
NOI
$11.9K $11.29/SF
Area
Maricopa County, AZ
Vacancy
5.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$237,000
Cap Rate 7%
$169,286
Cap Rate 9%
$131,667
Alternative Uses
Best Use
Apartment 5plus
$169.3K
$148.1K – $197.5K
NOI $11,850 @ 7.0% cap · market cap 3.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$324.8K
$284.2K – $378.9K
NOI $22,736 @ 7.0% cap · market cap 6.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,149
Businesses Nearby
Explore this area
Business Placement
Demographics for 85268, AZ
24,031
Population
13,429
Households
1.8
Avg Household Size
61
Median Age
50%
College-Educated
97%
High-School Grad
20.5 sq mi
ZIP Area
1,172
Density / Sq Mi
$105,288
Median Household Income
$55,054
Median Earnings
$1,781
Median Rent
$576,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Condominium residence with flexible living areas, outdoor spaces, and access to a maintained community pool.
Where is this residential income property located?
The property is located at 13644 N SAGUARO Boulevard 202 Fountain Hills, AZ.
What is the asking price?
The asking price for this property is $339,000.
What are key features of this property?
This property features: Oversized private garage provides additional storage and convenience; 9‑foot ceilings and a split‑bedroom floor plan; Private balcony with mountain views
