2263 N Trekell Rd #141 · Casa Grande, AZ 85122

$149,900

3 bd · 2.0 ba · 1,508 sqft · Manufactured · 12 Days on market

Built 2015 Good condition ↓ 14% since listing

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Home in Sought-After Rancho Val Vista Community. Welcome home to this beautifully maintained property located in the highly desirable 55+ community of Rancho Val Vista. This partially furnished home offers the perfect blend of comfort, style, and convenience, with owned solar that will be paid off at closing. Step inside to discover new flooring throughout, new appliances, and an open-concept layout ideal for everyday living and entertaining. The exterior was freshly painted just a year ago, and the home is equipped with a soft water system, reverse osmosis water system, and a newer drip irrigation system for easy maintenance. The spacious floor plan includes 2 bedrooms plus a den

Key facts

• Craft room
• Soft water system
• New flooring

Tags

• OWNED SOLAR
• NEW FLOORING
• NEW APPLIANCES
• SOFT WATER SYSTEM
• NEWER DRIP IRRIGATION SYSTEM
• CRAFT ROOM

Property features AI

Finance

• Other: Lot size reported by assessor
• HOA & community: Land lease (monthly); Land lease payment: $538 per month; Association maintenance of grounds included; Gated community; Community pool; Community spa; Fitness center; Pickleball courts

Exterior

• Parking: 2 open parking spaces; 2 covered spaces; 2 carport spaces
• Utilities: Private water company service; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Partial fencing; Storage; East/West exposure; Desert front and back landscaping; Automatic front and back irrigation timers; Private maintained road

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Garbage disposal; Water purifier; Pantry
• Bedrooms: Up to 4 bedrooms possible
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Furnished (see remarks); Pantry; Master bedroom with 3/4 bath; Vinyl-framed windows; Solar panels; Accessible hallways
• Laundry & utility: Owner-supplied building area information

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.0% vs local median 4.1% 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+, schools 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.
• Market conditions: Rents rising fast (+4.6%/yr); 628 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 33% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $34k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.28%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $88,972
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2263 N Trekell Rd #67	0.20mi	2/2.0 (-1)	1,472 (-2%)	1mo	$187,500	$127	81
2263 N Trekell Rd Rd #77	0.20mi	2/2.0 (-1)	1,400 (-7%)	1mo	$175,000	$125	73
2263 N Trekell Rd #156	0.20mi	2/2.0 (-1)	1,400 (-7%)	2mo	$165,000	$118	72
2263 N Trekell Rd #158	0.20mi	2/2.0 (-1)	1,624 (+8%)	3mo	$195,000	$120	70
2263 N Trekell Rd #90	0.20mi	2/2.0 (-1)	1,658 (+10%)	0mo	$145,000	$87	69
2100 N Trekell Rd #254	0.52mi	3/2.0	1,560 (+3%)	2mo	$92,500	$59	68
2100 N Trekell Rd #143	0.52mi	3/1.5	1,456 (-3%)	2mo	$65,000	$45	67
2100 N Trekell Rd #239	0.52mi	3/2.0	1,568 (+4%)	4mo	$75,900	$48	66
2100 N Trekell Rd	0.52mi	2/2.0 (-1)	1,560 (+3%)	2mo	$32,900	$21	63
2100 N Trekell Rd #226	0.52mi	2/1.0 (-1)	1,456 (-3%)	3mo	$37,000	$25	59
2100 N Trekell Rd #336	0.52mi	2/2.0 (-1)	1,652 (+10%)	3mo	$69,000	$42	52
2100 N Trekell Rd #88	0.52mi	2/2.0 (-1)	1,300 (-14%)	3mo	$22,000	$17	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: 5.1%
• Equity multiple: 1.20×
• Total profit: $8,440
• Equity at exit: $22,351

10-year hold

• IRR: 16.0%
• Equity multiple: 2.40×
• Total profit: $58,744
• Equity at exit: $12,961

Cash invested: $41,972 (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: 628
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,899 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $465

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 71%

Sensitivity live

Price	-10% $568	-5% $516	+0% $465	+5% $413	+10% $361
Rent	-10% $315	-5% $390	+0% $465	+5% $540	+10% $615
Rate	-1.0pp $540	-0.5pp $503	base $465	+0.5pp $426	+1.0pp $386

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 E Rodeo Rd Casa Grande, AZ	2.0	1.0–2.0	828	$1,436	$1.73	3d	25	0.41mi
1139 E Yucca St Casa Grande, AZ	3.0	3.0	1300	$1,800	$1.38	25d	1	0.44mi
976 E White Wing Dr Casa Grande, AZ	4.0	2.0	1808	$2,150	$1.19	19d	1	0.49mi
1185 E Avila Ave Casa Grande, AZ	4.0	2.0	1378	$1,550	$1.12	25d	1	0.53mi
948 E Wiley Way Casa Grande, AZ	4.0	2.0	1540	$2,000	$1.30	21d	1	0.58mi
1201 E Barcelona Ave Casa Grande, AZ	3.0	2.0	1803	$1,900	$1.05	25d	1	0.61mi
1979 N Vista Ln Casa Grande, AZ	4.0	2.0	1636	$2,200	$1.34	25d	1	0.82mi
1936 N Trekell Rd Casa Grande, AZ	1.0–4.0	1.0–2.0	1033	$1,723	$1.67	2d	29	0.85mi
1926 N Avenida de Palmas Casa Grande, AZ	2.0	2.0	1106	$1,199	$1.08	22d	3	0.90mi
1265 E Kingman St Casa Grande, AZ	4.0	2.0	1874	$2,099	$1.12	6d	1	0.96mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	25d	1	1.04mi
1846 N Princeton Ave Casa Grande, AZ	4.0	2.0	1786	$1,750	$0.98	5d	1	1.11mi
520 W Casa Mirage Ct Casa Grande, AZ	3.0	2.0	1536	$1,600	$1.04	5d	1	1.20mi
1858 N Center Ave Casa Grande, AZ	2.0	2.0	1146	$1,500	$1.31	25d	1	1.20mi
1256 E Jahns Dr Casa Grande, AZ	4.0	3.0	2094	$2,199	$1.05	6d	1	1.22mi
1775 N Terrace Cir Casa Grande, AZ	3.0	2.0	1628	$1,699	$1.04	15d	1	1.25mi
2575 N Lupita Pl Casa Grande, AZ	3.0	2.0	1630	$1,595	$0.98	25d	1	1.27mi
1153 E Gabrilla Dr Casa Grande, AZ	4.0	2.0	1689	$1,795	$1.06	20d	1	1.28mi
2710 N Mulberry Pl Casa Grande, AZ	3.0	2.0	1631	$2,100	$1.29	5d	1	1.40mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,498	$1.31	3d	12	1.41mi
645 W Jardin Dr Casa Grande, AZ	3.0	2.0	1309	$1,650	$1.26	25d	1	1.44mi
2569 N Agave Ln Casa Grande, AZ	3.0	2.0	1580	$1,750	$1.11	25d	1	1.44mi
1547 E Inouye Dr Casa Grande, AZ	3.0	2.0	1571	$3,500	$2.23	25d	1	1.47mi
349 E Hawaii Dr Casa Grande, AZ	3.0	2.0	1874	$1,949	$1.04	6d	1	1.49mi
1552 E Inouye Dr Casa Grande, AZ	3.0	2.0	1560	$1,699	$1.09	15d	1	1.49mi
1552 E Inouye Dr Casa Grande, AZ	3.0	2.0	1571	$1,699	$1.08	12d	1	1.49mi
1536 E Demain Dr Casa Grande, AZ	4.0	2.0	1921	$1,850	$0.96	25d	1	1.50mi
109 E Baja Pl Casa Grande, AZ	3.0	2.0	1850	$1,800	$0.97	25d	1	1.50mi
750 W Torino Pl Casa Grande, AZ	3.0	2.0	2007	$3,550	$1.77	25d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $149,900 Active 12 DOM
2. 2026-06-17
   days on market $149,900 Active 11 DOM
3. 2026-06-16
   days on market $149,900 Active 10 DOM
4. 2026-06-15
   days on market $149,900 Active 9 DOM
5. 2026-06-13
   days on market $149,900 Active 7 DOM
6. 2026-06-13
   days on market $149,900 Active 6 DOM
7. 2026-06-09
   days on market $149,900 Active 3 DOM
8. 2026-06-08
   days on market $149,900 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    pricedays on marketlisting id $149,900 Active 1 DOM
11. 2026-03-08
    price $169,500
12. 2026-01-03
    price $178,500
13. 2025-11-08
    listed $183,500 Active
14. 2025-10-25
    historical
15. 2025-10-07
    price $192,000
16. 2025-07-14
    listed $197,500 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥113°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,794
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$4,361
• Taxable income: $3,391
• Est. tax owed @ 24.0%: −$814
• After-tax cash flow: $4,762/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, partially furnished home in the highly desirable Rancho Val Vista community offers a good investment opportunity with new flooring, appliances, and paint. The home is in good condition with a fresh roof and exterior paint, and it has a newer drip irrigation system for easy maintenance.

Value-add opportunities

• Both update flooring — new flooring throughout
• Both update appliances — new appliances
• Both update paint — new paint

Renovation cost estimate screening

Value-add ROI direction

• Both update flooring — new flooring throughout ↑
• Both update appliances — new appliances ↑
• Both update paint — new paint ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-14.2% since first listed

6 events — show timeline

• 2026-03-08 Price Changed $169,500 ARMLS
• 2026-01-03 Price Changed $178,500 ARMLS
• 2025-11-08 Listed $183,500 ARMLS
• 2025-10-25 Listing Removed — ARMLS
• 2025-10-07 Price Changed $192,000 ARMLS
• 2025-07-14 Listed $197,500 ARMLS