120 N Oneil Dr #47 · Casa Grande, AZ 85122

$48,000

2 bd · 1.5 ba · 1,100 sqft · Manufactured · 355 Days on market

Built 1974 6,000 sqft lot Est $72k · 33% under ↓ 4% since listing

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

AWESOME SET UP. SPECIAL VA FINANCING! We offer Lease Option/Seller Carryback! * FULLY FURNISHED * 1 1/2 WIDE MANUFACTURED HOME IN 55+ GATED COMMUNITY. THIS 2 BEDROOM 1.5 BATH HOME OFFERS STEP UP KITCHEN WITH GAS STOVE AND DINING AREA, GOOD SIZE LIVING ROOM WITH SECOND TOINET ROOM IN LAUNDRY ROOM. MOVE IN READY! EXTERIOR OFFERS LARGE STORAGE ROOM OFF LOVELY PATIO! MATURE TREES. NEWER HEATER, WATER HEATER AND APPLIANCES. WASHER AND DRYER INCLUDED AS WELL. ROOF RECOATED MAY 2025. COMMINITY OFFERS SHUFFLEBOARD, COMMUNITYPOOL AND ACTIVITIES FOR OWNERS! SELLERS WILLING TO CARRY LOAN

Key facts

• Gated community
• Step up kitchen
• Dining area

Tags

• GATED COMMUNITY
• STEP UP KITCHEN
• GAS STOVE
• DINING AREA
• LARGE STORAGE ROOM
• LOVELY PATIO

Property features AI

Finance

• Other: Lot size about 6,000 (source: not available in standard format)
• HOA & community: Land lease: $450 monthly; No association fees; Community pool; Gated community

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: Private water company; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Metal siding; Steel frame; Rolled/hot mop roof; Building area reported by owner
• Exterior features: Shed(s); Storage; Block and partial fencing; Gravel/stone front and back; City-maintained road

Interior

• Kitchen: Refrigerator; Dishwasher; Disposal; Reverse osmosis water filtration; Pantry; Laminate counters; Eat-in kitchen
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Ceiling fan(s); Evaporative cooling; Other cooling
• Interior features: High-speed internet; Eat-in kitchen; Pantry; Laminate counters; Low-emissivity windows; Dual-pane windows; Storage
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $48k.

Deal economics

• At list price, monthly cash flow is $827 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.0% vs local median 4.0% in Casa Grande — 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 58/100 on livability (#220 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, amenities F.
• Casa Grande Union High School District (4453) (suburban): math 14% / reading 21% proficiency, ranked #193 of 249 in AZ (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cottonwood Elementary School (math 8% / reading 8%, grade F, #1,056 of 1,109 statewide, top 96%, 451 students, 89% FRL); Casa Grande Middle School (math 7% / reading 12%, grade F, #197 of 218 statewide, top 91%, 645 students, 84% FRL); Casa Grande Union High School (math 18% / reading 25%, grade F, #217 of 381 statewide, top 57%, 2,132 students, 52% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 632 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $332 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 355 days — a 12% lower offer ($42k) 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 355 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 3.06% ✓
• Cap rate: 26.96%
• Cash-on-cash: 73.82%
• DSCR: 4.28
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $71,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 W O'neil Dr #58	0.04mi	3/2.0 (+1)	1,056 (-4%)	2mo	$48,999	$46	83
120 W Oneil Dr #48	0.04mi	2/1.5	980 (-11%)	2mo	$20,000	$20	78
120 W Oneil Dr #71	0.06mi	2/2.0	960 (-13%)	5mo	$38,000	$40	70
426 W Cottonwood Ln #83	0.45mi	2/2.0	1,045 (-5%)	2mo	$78,000	$75	67
312 E O'neil Dr #115	0.41mi	2/2.0	1,166 (+6%)	5mo	$160,000	$137	65
312 E O'neil Dr #113	0.41mi	2/2.0	1,166 (+6%)	11mo	$179,000	$154	59
450 W Sunwest Dr #111	0.49mi	2/2.0	1,024 (-7%)	6mo	$45,000	$44	58
450 W Sunwest Dr #139	0.49mi	3/2.0 (+1)	1,152 (+5%)	6mo	$75,000	$65	57
312 E O'neil Dr #156	0.23mi	2/2.0	1,260 (+14%)	11mo	$183,000	$145	54
450 W Sunwest Dr #183	0.50mi	2/2.0	1,232 (+12%)	10mo	$80,000	$65	47
450 W Sunwest Dr #69	0.59mi	2/2.0	960 (-13%)	5mo	$67,500	$70	46
450 W Sunwest Dr #135	0.49mi	2/2.0	960 (-13%)	10mo	$53,000	$55	45

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 · 4.6% rent growth · sell at horizon

5-year hold

• IRR: 75.4%
• Equity multiple: 4.52×
• Total profit: $47,302
• Equity at exit: $7,157

10-year hold

• IRR: 79.6%
• Equity multiple: 9.87×
• Total profit: $119,257
• Equity at exit: $4,150

Cash invested: $13,440 (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 85122

• Home prices YoY: -22.4%
• Rents YoY: 4.6%
• Active inventory: 632
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$252
• Tax est. 1.5%: −$60 /mo · $720/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $827

Break-even live

Break-even rent $420

Max offer price $48,000

Occupancy floor 39%

Sensitivity live

Price	-10% $860	-5% $843	+0% $827	+5% $810	+10% $794
Rent	-10% $711	-5% $769	+0% $827	+5% $885	+10% $943
Rate	-1.0pp $851	-0.5pp $839	base $827	+0.5pp $814	+1.0pp $802

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
290 W Viola St Unit 4 Casa Grande, AZ	2.0	1.0	800	$1,250	$1.56	16d	1	0.23mi
1858 N Center Ave Casa Grande, AZ	2.0	2.0	1146	$1,500	$1.31	25d	1	0.32mi
1641 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	750	$1,100	$1.47	0d	3	0.53mi
1550 N Casa Grande Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	625	$1,199	$1.92	0d	1	0.58mi
1564 N Morrison Ave Casa Grande, AZ	2.0–3.0	2.0	871	$956	$1.10	0d	19	0.64mi
541 W Melrose Dr Casa Grande, AZ	3.0	2.0	1101	$1,600	$1.45	25d	1	0.74mi
645 W Jardin Dr Casa Grande, AZ	3.0	2.0	1309	$1,650	$1.26	25d	1	0.78mi
767 W Barrus Dr Casa Grande, AZ	3.0	2.0	1463	$1,695	$1.16	25d	1	0.84mi
1926 N Avenida de Palmas Casa Grande, AZ	2.0	2.0	1106	$1,199	$1.08	23d	3	0.84mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,165	$1.99	0d	1	0.93mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	25d	1	0.96mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,295	$1.13	0d	13	1.01mi
803 W Jardin Dr Casa Grande, AZ	3.0	2.0	1491	$1,725	$1.16	6d	1	1.02mi
1936 N Trekell Rd Casa Grande, AZ	1.0–4.0	1.0–2.0	1033	$1,492	$1.44	0d	31	1.05mi
1010 N Park Ave Casa Grande, AZ	2.0	1.0	920	$1,100	$1.20	14d	1	1.06mi
776 W Fairlane Ct Casa Grande, AZ	3.0	2.0	1489	$3,200	$2.15	25d	1	1.14mi
701 W 12th St Unit F Casa Grande, AZ	2.0	1.0	745	$1,500	$2.01	25d	1	1.17mi
300 W 9th St Casa Grande, AZ	2.0	1.0	775	$999	$1.29	23d	1	1.19mi
416 W 9th St Unit 1 Casa Grande, AZ	2.0	1.0	725	$1,200	$1.66	14d	1	1.23mi
2060 N Trekell Rd Casa Grande, AZ	2.0	1.0–2.0	670	$1,300	$1.94	25d	4	1.23mi
803 N Park Ave Casa Grande, AZ	2.0	1.0	822	$1,275	$1.55	6d	1	1.25mi
419 W 9th St Apt A Casa Grande, AZ	2.0	1.0	750	$1,199	$1.60	25d	1	1.26mi
1006 N Pueblo Dr Casa Grande, AZ	2.0	1.5	988	$1,249	$1.26	0d	1	1.50mi

Listing history 24 events

1. 2026-06-21
   days on market $48,000 Active 355 DOM
2. 2026-06-18
   days on market $48,000 Active 352 DOM
3. 2026-06-17
   days on market $48,000 Active 351 DOM
4. 2026-06-16
   days on market $48,000 Active 350 DOM
5. 2026-06-15
   days on market $48,000 Active 349 DOM
6. 2026-06-13
   days on market $48,000 Active 347 DOM
7. 2026-06-13
   days on market $48,000 Active 346 DOM
8. 2026-06-09
   days on market $48,000 Active 343 DOM
9. 2026-06-08
   days on market $48,000 Active 342 DOM
10. 2026-06-07
    days on market $48,000 Active 341 DOM
11. 2026-06-04
    days on market $48,000 Active 338 DOM
12. 2026-06-03
    days on market $48,000 Active 337 DOM
13. 2026-06-02
    days on market $48,000 Active 336 DOM
14. 2026-06-01
    days on market $48,000 Active 335 DOM
15. 2026-05-31
    days on market $48,000 Active 334 DOM
16. 2025-12-03
    price $48,000
17. 2025-10-10
    price $49,000
18. 2025-07-01
    listed $50,000 Active
19. 2025-04-09
    historical
20. 2025-04-03
    price $30,000
21. 2025-03-25
    price $40,000
22. 2025-03-17
    price $42,000
23. 2025-03-17
    price $48,000
24. 2025-03-07
    listed $50,000 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,598
• − Mortgage interest: −$2,689
• − Property taxes: −$720
• − Insurance: −$240
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$1,396
• Taxable income: $9,737
• Est. tax owed @ 24.0%: −$2,337
• After-tax cash flow: $7,585/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: Casa Grande Union High School District (4453)
• NCES district ID: 0401740
• Math proficiency: 14% ▼ -15.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $45,373
• Composite: 15.38/100
• National rank: #9319
• State rank: #193 of 249 in AZ

Livability — Casa Grande

• Score: 58/100
• State rank: #220
• US rank: #21534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Casa Grande, AZ
• County: Pinal County · 399,947 people
• City population: 69,701
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 61,624
• Household income: $68,443
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 1250.0

Population outlook (Pinal County) Hauer SSP2

• Today (2025): 437,574 people
• By 2030: 446,903 · +2.1%
• By 2040: 452,589 · +3.4%
• By 2050: 444,126 · +1.5%
• By 2075: 430,300 · -1.7%
• By 2100: 393,536 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 44% White 42% Two or more races 21% Black 4% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 1% Slovak 1% Portuguese 1%
• Foreign-born: 12% · Canada
• Languages at home: 75% English-only · Spanish 23% Tagalog/Filipino 1% Other Indo-European 1%

Political lean MEDSL · Pinal

• 2024 margin: Strong R (+22.1) · D 38.5% · R 60.6%
• 2008→2024 swing: -7.6pp toward R · 2008: -14.5pp · 2024: -22.1pp
• All cycles: 2024: R+22.1 2020: R+17.3 2016: R+19.3 2012: R+17.1 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.32%
• Current HPI: 233.148
• Rent YoY: ▲ 4.60%
• 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

-4.0% since first listed

9 events — show timeline

• 2025-12-03 Price Changed $48,000 ARMLS
• 2025-10-10 Price Changed $49,000 ARMLS
• 2025-07-01 Listed $50,000 ARMLS
• 2025-04-09 Listing Removed — ARMLS
• 2025-04-03 Price Changed $30,000 ARMLS
• 2025-03-25 Price Changed $40,000 ARMLS
• 2025-03-17 Price Changed $42,000 ARMLS
• 2025-03-17 Price Changed $48,000 ARMLS
• 2025-03-07 Listed $50,000 ARMLS