Updated Residential Income
For Sale
$209,900
13700 N FOUNTAIN HILLS Boulevard #254 Fountain, Fountain Hills, AZ 85268
One-bedroom residence with a covered balcony, breakfast bar, and access to community pool and fitness amenities.
Property Size778 SF
Price / SF$269.79
Days on Market38
Property Features for 13700 N FOUNTAIN HILLS Boulevard #254 Fountain
General Information
Standard status
Active
Size
778 SF
Property subtype
Apartment
Units
Unit Mix
1 x 1BR/1BA
Multifamily Units
1
Amenities
covered balcony
heated pool
fitness center
Ceiling Fan(s)
Central Air
Forced Air
Electric
Dryer
Washer
Refrigerator
Built-in Microwave
Dishwasher
Disposal
Electric Range
Electric Oven
Deck, SRP, Tile
Building Details
Year Built
1998
Stories
1
Listed By:
Richard Barker Keller Williams Arizona Realty · License #SA635052000
(602) 882-9404
Source:
Kw
Added: Aug 12
Changed: Sep 17
Last Checked: Sep 16 at 8:14PM
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 Richard Barker Keller Williams Arizona Realty
Investment Insights
Based on property information with market context.
This updated one-bedroom, one-bath condominium offers 778 square feet in the Sienna Floor Plan at Four Peaks. The residence has a private exterior entrance and an efficient interior arrangement connecting the living room, kitchen, and dining area. Gray painted cabinetry, dark countertops, white appliances, contemporary fixtures, and a breakfast bar define the kitchen. Large windows and sliding glass doors bring natural light into the living space and open to a covered balcony.
Community amenities include a heated pool and fitness center. Interior equipment includes forced-air heating, electric service, central air, ceiling fans, washer, dryer, refrigerator, built-in microwave, dishwasher, disposal, electric range, and electric oven. The property was built in 1998 and includes a tiled exterior deck.
Community amenities include a heated pool and fitness center. Interior equipment includes forced-air heating, electric service, central air, ceiling fans, washer, dryer, refrigerator, built-in microwave, dishwasher, disposal, electric range, and electric oven. The property was built in 1998 and includes a tiled exterior deck.
Key Highlights
- 778‑square‑foot one‑bedroom, one‑bath condominium
- Sienna Floor Plan with private exterior entrance
- Kitchen includes gray cabinetry, dark countertops, white appliances, and breakfast bar
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
$8,781
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
4.18%
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%
$175,620
$175.6K
Cap Rate 7%
$125,443
$125.4K
Cap Rate 9%
$97,567
$97.6K
Market Conditions
NOI Build-Up for 778 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
$16.8K $21.60/SF
− Vacancy
−$840 −$1.08/SF
EGI
$16.0K $20.52/SF
− OpEx
−$7.2K −$9.23/SF
NOI
$8.8K $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%
$175,620
Cap Rate 7%
$125,443
Cap Rate 9%
$97,567
Alternative Uses
Best Use
Apartment 5plus
$125.4K
$109.8K – $146.4K
NOI $8,781 @ 7.0% cap · market cap 4.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$240.7K
$210.6K – $280.8K
NOI $16,846 @ 7.0% cap · market cap 8.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
122
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 - One-bedroom residence with a covered balcony, breakfast bar, and access to community pool and fitness amenities.
Where is this residential income property located?
The property is located at 13700 N FOUNTAIN HILLS Boulevard #254 Fountain Fountain Hills, AZ.
What is the asking price?
The asking price for this property is $209,900.
What are key features of this property?
This property features: 778‑square‑foot one‑bedroom, one‑bath condominium; Sienna Floor Plan with private exterior entrance; Kitchen includes gray cabinetry, dark countertops, white appliances, and breakfast bar
