5907 N Azalia St · Casa Grande, AZ 85122

$180,000

2 bd · 1.0 ba · 1,063 sqft · SingleFamily public records · 150 Days on market

Built 1970 4,251 sqft lot Est $250k · 28% under ↓ 18% since listing

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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).

• Cash flow +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• 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

Great opportunity in Colonial Del Sol with a recent price drop! This brick 2 bedroom 1 bathroom home is a great investment opportunity or beginner home. Features include updated tile flooring throughout, updated bathroom, neutral color interior and generous cabinet space. A new A/C. also bonus with this property is no HOA, covered patio out back and mature trees and new fencing along the back with space to enjoy.

Key facts

• Covered patio
• New a/c
• Updated bathroom

Tags

• UPDATED TILE FLOORING
• UPDATED BATHROOM
• GENEROUS CABINET SPACE
• NEW A/C
• COVERED PATIO
• MATURE TREES

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Covered parking for 1; 1-car carport
• Utilities: Private water company; Septic (connected and/or septic - other)
• Home design: Single family residence; Fee simple ownership
• Construction: Painted and brick construction
• Exterior features: Painted and brick exterior; Block, chain link and partial fencing; Composition roof; Natural desert front and back

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Heating details: see remarks
• Interior features: Eat-in kitchen
• Laundry & utility: Inside laundry; Washer/Dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $63 ($754/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (8.1% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: Mccartney Ranch Elementary School (math 30% / reading 28%, grade F, #570 of 1,109 statewide, top 52%, 660 students, 62% FRL); Villago Middle School (math 17% / reading 26%, grade F, #122 of 218 statewide, top 57%, 794 students, 54% 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; 4 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago 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: 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1970 — 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. 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: 0.92% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $249,805
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18594 W Camino Grande Ave	0.41mi	3/2.0 (+1)	1,101 (+4%)	18mo	$259,000	$235	51
19087 W Palm Ave	0.67mi	3/2.0 (+1)	1,145 (+8%)	22mo	$265,000	$231	28

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: -12.1%
• Equity multiple: 0.55×
• Total profit: $-22,434
• Equity at exit: $26,839

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-2,808
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,654 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $63

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 91%

Sensitivity live

Price	-10% $187	-5% $125	+0% $63	+5% $1	+10% $-62
Rent	-10% $-68	-5% $-2	+0% $63	+5% $128	+10% $194
Rate	-1.0pp $154	-0.5pp $109	base $63	+0.5pp $16	+1.0pp $-31

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0d	24	1.17mi
2356 N Sand Hills Ct Casa Grande, AZ	3.0	2.0	1209	$1,995	$1.65	16d	1	1.30mi
2542 N La Escondida Cir Casa Grande, AZ	2.0	2.0	952	$1,600	$1.68	0d	1	1.36mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	26d	1	1.50mi

Listing history 31 events

1. 2026-06-21
   days on market $180,000 Active 150 DOM
2. 2026-06-18
   days on market $180,000 Active 147 DOM
3. 2026-06-17
   days on market $180,000 Active 146 DOM
4. 2026-06-16
   days on market $180,000 Active 145 DOM
5. 2026-06-15
   days on market $180,000 Active 144 DOM
6. 2026-06-13
   days on market $180,000 Active 142 DOM
7. 2026-06-13
   days on market $180,000 Active 141 DOM
8. 2026-06-09
   days on market $180,000 Active 138 DOM
9. 2026-06-08
   days on market $180,000 Active 137 DOM
10. 2026-06-07
    days on market $180,000 Active 136 DOM
11. 2026-06-04
    days on market $180,000 Active 133 DOM
12. 2026-06-03
    days on market $180,000 Active 132 DOM
13. 2026-06-02
    days on market $180,000 Active 131 DOM
14. 2026-06-01
    days on market $180,000 Active 130 DOM
15. 2026-05-31
    days on market $180,000 Active 129 DOM
16. 2026-03-26
    price $180,000
17. 2026-01-22
    listed $185,000 Active
18. 2026-01-16
    historical
19. 2025-07-02
    price $195,000
20. 2025-02-27
    listed $200,000 Active
21. 2024-12-24
    historical
22. 2024-09-20
    status Active
23. 2024-09-16
    historical
24. 2024-07-11
    price $200,000
25. 2024-05-08
    price $209,500
26. 2024-02-08
    listed $210,000 Active
27. 2023-09-12
    status Active
28. 2023-09-12
    price $210,000
29. 2023-08-15
    status Pending
30. 2023-08-15
    historical
31. 2022-11-12
    listed $220,000 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 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,850
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$5,236
• Taxable loss: −$2,245
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $1,293/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

• 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

-18.2% since first listed

16 events — show timeline

• 2026-03-26 Price Changed $180,000 ARMLS
• 2026-01-22 Listed $185,000 ARMLS
• 2026-01-16 Listing Removed — ARMLS
• 2025-07-02 Price Changed $195,000 ARMLS
• 2025-02-27 Listed $200,000 ARMLS
• 2024-12-24 Listing Removed — ARMLS
• 2024-09-20 Relisted — ARMLS
• 2024-09-16 Listing Removed — ARMLS
• 2024-07-11 Price Changed $200,000 ARMLS
• 2024-05-08 Price Changed $209,500 ARMLS
• 2024-02-08 Listed $210,000 ARMLS
• 2023-09-12 Relisted — ARMLS
• 2023-09-12 Price Changed $210,000 ARMLS
• 2023-08-15 Pending — ARMLS
• 2023-08-15 Listing Removed — ARMLS
• 2022-11-12 Listed $220,000 ARMLS

Property tax history

-6.1%/yr

Latest (2025): $175 · +5.9% YoY. Source: county tax records.