1110 North Henness Rd 2318 Plan · Casa Grande, AZ 85122

$169,995

2 bd · 2.0 ba · 1,189 sqft · Manufactured · 201 Days on market

Manufactured home Good condition $143/sqft · 27% below area Est $232k · 27% under

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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 +10.8/30.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Livability +2.9/5.0
• Appreciation +2.5/10.0
• Schools +1.4/10.0
• Manufactured-home adj. -3.7

Listing remarks

New home located at 2318 Granite Drive in the desirable Palm Creek Resort and Residences. Offering a modern interior and with spacious layout all within a resort featuring championship golf, pickleball, pools, and social events this home won't disappoint. With 2 bedrooms and 2 bathrooms you will have plenty of room to entertain guests for the day or a week! With a kitchen island, open floor plan, stainless steel kitchen appliances, full covered parking for 2 cars, and room for a nice patio. Contact a sales representative today to inquire about this great home now!

Key facts

• Modern interior
• Open floor plan
• Full covered parking

Tags

• MODERN INTERIOR
• SPACIOUS LAYOUT
• KITCHEN ISLAND
• OPEN FLOOR PLAN
• FULL COVERED PARKING
• ROOM FOR A NICE PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-77 ($-930/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (18.3% below list).
• Recommended offer: $139k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.9% 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: Mesquite Elementary School (math 12% / reading 17%, grade F, #898 of 1,109 statewide, top 83%, 467 students, 85% FRL); Cactus Middle School (math 11% / reading 19%, grade F, #156 of 218 statewide, top 72%, 779 students, 63% FRL); Vista Grande High School (math 10% / reading 16%, grade F, #279 of 381 statewide, top 73%, 1,790 students, 54% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 901 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Recommended offer $138,903 (18.3% 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 201 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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: 0.82% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $232,331
• List price: $169,995
• Delta: -26.83%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1873 E Birch St	0.41mi	2/2.0	1,237 (+4%)	2mo	$227,000	$184	73
1547 E 12th St	1.05mi	2/2.0	1,218 (+2%)	0mo	$266,900	$219	61
1829 E Sandalwood Rd	0.47mi	2/2.0	1,297 (+9%)	5mo	$255,000	$197	59
1647 E Krystal St	1.24mi	3/2.0 (+1)	1,198 (+1%)	1mo	$281,000	$235	58
1547 E Melrose Dr	0.99mi	2/2.0	1,275 (+7%)	6mo	$228,000	$179	48
1570 E Earl Dr	0.96mi	2/2.0	1,275 (+7%)	6mo	$250,000	$196	48
1552 E Manor Dr	0.97mi	2/2.0	1,275 (+7%)	8mo	$235,500	$185	47
1553 E Prickly Pear Pl	1.38mi	3/2.0 (+1)	1,281 (+8%)	1mo	$285,000	$222	46
1718 E Birch St	0.66mi	2/2.0	1,013 (-15%)	4mo	$248,000	$245	42
1533 E Laurel Dr	1.05mi	2/2.0	1,458 (+23%)	3mo	$205,832	$141	38
1386 E 10th Pl	1.43mi	2/2.0	939 (-21%)	6mo	$249,900	$266	35
1542 E Melrose Dr	1.00mi	2/2.0	1,474 (+24%)	6mo	$227,000	$154	35

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: -17.7%
• Equity multiple: 0.37×
• Total profit: $-30,188
• Equity at exit: $25,347

10-year hold

• IRR: -7.1%
• Equity multiple: 0.52×
• Total profit: $-22,923
• Equity at exit: $14,698

Cash invested: $47,599 (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 →

Active competition Active MLS

• For sale now: 31 active · 1 under contract
• Median asking: $158,995 ($135/sqft)
• Median days on market: 118 d
• This list price: 77% of active listings are priced below it
• ARV vs active asking: +44.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85122

• Home prices YoY: -22.4%
• Rents YoY: 4.6%
• Active inventory: 901
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-77

Break-even live

Break-even rent $1,487

Max offer price $158,786

Occupancy floor —

Sensitivity live

Price	-10% $40	-5% $-19	+0% $-77	+5% $-136	+10% $-195
Rent	-10% $-187	-5% $-132	+0% $-77	+5% $-23	+10% $32
Rate	-1.0pp $8	-0.5pp $-34	base $-77	+0.5pp $-122	+1.0pp $-166

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: $42,499
• Closing costs: $5,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 Henness Rd Casa Grande, AZ	2.0	2.0	1166	$1,649	$1.41	0d	1	0.39mi
1762 E Sycamore Rd Casa Grande, AZ	3.0	2.0	1273	$3,500	$2.75	74d	1	0.65mi
1727 E Birch St Casa Grande, AZ	3.0	2.0	1196	$1,595	$1.33	30d	1	0.66mi
1771 E McMurray Blvd Casa Grande, AZ	1.0–2.0	1.0	733	$1,395	$1.90	0d	1	0.73mi
1682 E Kielly Ln Casa Grande, AZ	3.0	2.0	1494	$2,400	$1.61	54d	1	0.75mi
1000 N Arizola Rd Casa Grande, AZ	2.0	1.0–2.0	621	$1,290	$2.08	0d	20	0.79mi
422 N Via Del Cielo Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,172	$1.99	0d	27	0.97mi
1821 E Florence Blvd Casa Grande, AZ	1.0–3.0	1.0–2.0	1091	$1,604	$1.47	0d	1	1.05mi
1620 E Silver Reef Dr Casa Grande, AZ	3.0	2.0	1202	$1,575	$1.31	120d	1	1.11mi
1715 N Peart Rd Casa Grande, AZ	2.0–4.0	1.0–2.0	1221	$1,399	$1.15	0d	49	1.12mi
1450 E Cottonwood Ln Casa Grande, AZ	1.0–2.0	1.0–2.0	821	$1,845	$2.25	0d	64	1.24mi
1650 E Jardin Pl Casa Grande, AZ	3.0	2.0	1411	$1,695	$1.20	120d	1	1.28mi
1636 E Jardin Pl Casa Grande, AZ	3.0	2.0	1411	$1,799	$1.27	74d	1	1.30mi
1456 E 9th St #118 Casa Grande, AZ	2.0	2.0	1495	$1,325	$0.89	33d	1	1.34mi
2071 N St Bonita Ln Casa Grande, AZ	3.0	2.0	1300	$1,750	$1.35	4d	1	1.37mi
255 N Camino Mercado Casa Grande, AZ	1.0–3.0	1.0–2.0	1041	$1,660	$1.59	0d	64	1.40mi
1766 E Bishop Pl Casa Grande, AZ	3.0	2.0	1301	$1,840	$1.41	74d	1	1.44mi

Property features AI

Finance

• Other: Address: 1110 North Henness Rd 2318, Casa Grande, AZ 85122
• Financial info: List price $169,995

Exterior

• Home design: Single-level plan (Plan name: 1110 North Henness Rd 2318)Active new construction plan
• Construction: New construction (2026 listing)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1,189 (listed)

Listing history 50 events

1. 2026-09-23
   days on market $169,995 Active 201 DOM
2. 2026-09-22
   days on market $169,995 Active 200 DOM
3. 2026-09-21
   days on market $169,995 Active 199 DOM
4. 2026-09-20
   days on market $169,995 Active 198 DOM
5. 2026-09-19
   days on market $169,995 Active 197 DOM
6. 2026-09-18
   days on market $169,995 Active 196 DOM
7. 2026-09-17
   days on market $169,995 Active 195 DOM
8. 2026-09-16
   days on market $169,995 Active 194 DOM
9. 2026-09-15
   days on market $169,995 Active 193 DOM
10. 2026-09-14
    days on market $169,995 Active 192 DOM
11. 2026-09-14
    days on market $169,995 Active 191 DOM
12. 2026-09-12
    days on market $169,995 Active 190 DOM
13. 2026-09-11
    days on market $169,995 Active 189 DOM
14. 2026-09-05
    days on market $169,995 Active 183 DOM
15. 2026-09-04
    days on market $169,995 Active 182 DOM
16. 2026-09-03
    days on market $169,995 Active 181 DOM
17. 2026-08-31
    days on market $169,995 Active 178 DOM
18. 2026-08-30
    days on market $169,995 Active 177 DOM
19. 2026-08-29
    days on market $169,995 Active 176 DOM
20. 2026-08-28
    days on market $169,995 Active 175 DOM
21. 2026-08-27
    days on market $169,995 Active 174 DOM
22. 2026-08-26
    days on market $169,995 Active 173 DOM
23. 2026-08-25
    days on market $169,995 Active 172 DOM
24. 2026-08-24
    days on market $169,995 Active 171 DOM
25. 2026-08-23
    days on market $169,995 Active 170 DOM
26. 2026-08-22
    days on market $169,995 Active 169 DOM
27. 2026-08-21
    days on market $169,995 Active 168 DOM
28. 2026-08-20
    days on market $169,995 Active 167 DOM
29. 2026-08-19
    days on market $169,995 Active 166 DOM
30. 2026-08-18
    days on market $169,995 Active 165 DOM
31. 2026-08-17
    days on market $169,995 Active 164 DOM
32. 2026-08-16
    days on market $169,995 Active 163 DOM
33. 2026-08-15
    days on market $169,995 Active 162 DOM
34. 2026-08-14
    days on market $169,995 Active 161 DOM
35. 2026-08-13
    days on market $169,995 Active 160 DOM
36. 2026-08-12
    days on market $169,995 Active 159 DOM
37. 2026-08-11
    days on market $169,995 Active 158 DOM
38. 2026-08-10
    days on market $169,995 Active 157 DOM
39. 2026-08-09
    days on market $169,995 Active 156 DOM
40. 2026-08-08
    days on market $169,995 Active 155 DOM
41. 2026-08-06
    days on market $169,995 Active 153 DOM
42. 2026-08-05
    days on market $169,995 Active 152 DOM
43. 2026-08-04
    days on market $169,995 Active 151 DOM
44. 2026-08-03
    days on market $169,995 Active 150 DOM
45. 2026-07-31
    days on market $169,995 Active 147 DOM
46. 2026-07-30
    days on market $169,995 Active 146 DOM
47. 2026-07-30
    days on market $169,995 Active 145 DOM
48. 2026-07-28
    days on market $169,995 Active 144 DOM
49. 2026-07-26
    days on market $169,995 Active 142 DOM
50. 2026-07-24
    days on market $169,995 Active 140 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,668
• − Mortgage interest: −$9,522
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$4,945
• Taxable loss: −$3,866
• Est. tax savings @ 24.0%: +$928
• After-tax cash flow: $-2/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $5,945–$17,835 screening

This new construction home in the Palm Creek Resort and Residences offers a modern interior and spacious layout. It is in good condition with no visible repairs needed. The home is move-in ready and has the potential for further value increases with minor cosmetic improvements.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior appearance ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Add a small patio or deck — Can increase living space and add value for both resale and rental ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 14/100

Zoned Schools

Elementary Mesquite Elementary School F AZ #898/1,109 Nat'l #36,758/41,679 Middle Cactus Middle School F AZ #156/218 Nat'l #12,634/14,009 High Vista Grande High School F AZ #279/381 Nat'l #15,688/17,239

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

D Composite livability gradescore 58/100

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 · 437,574 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: 15% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Address: 1110 North Henness Rd 2318, Casa Grande, AZ 85122
• Financial info: List price $169,995

Exterior

• Home design: Single-level plan (Plan name: 1110 North Henness Rd 2318)Active new construction plan
• Construction: New construction (2026 listing)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1,189 (listed)