1110 North Henness Rd 2227 Plan · Casa Grande, AZ 85122

$154,995

2 bd · 2.0 ba · 1,189 sqft · Manufactured · 29 Days on market

Manufactured home 55+ age-restricted Good condition $130/sqft · 33% below area Est $233k · 33% 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 +14.9/30.0
• DSCR +4.8/10.0
• 1% rule +4.5/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Appreciation +2.5/10.0
• Schools +1.4/10.0
• Manufactured-home adj. -4.3

Listing remarks

Resort-style living awaits in the beautiful 2-Bedroom, 2 Bath Cottage Home located at 2227 Rushmore Drive! Discover comfort, convenience and easy living in this charming resort cottage home located in the vibrant 55+ active adult community of Palm Creek Resort & Residences. Thoughtfully designed with an open and inviting floor plan, this home offers two spacious bedrooms and two full bathrooms, making it perfect for hosting guests or enjoying everyday comfort. The well-appointed kitchen features sleek stainless steel appliances, ample cabinetry and plenty of workspace for meal preparation.

Key facts

• Listed 29 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $41 ($492/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 $141k (9.2% below list).
• Recommended offer: $141k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 0d on market — plan ~1-2 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 29 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

Recommended offer $140,778 (9.2% below list)

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. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $232,565
• List price: $154,995
• Delta: -33.35%
• 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	0.24mi	2/2.0	1,237 (+4%)	2mo	$227,000	$184	81
1829 E Sandalwood Rd	0.28mi	2/2.0	1,297 (+9%)	5mo	$255,000	$197	68
1547 E 12th St	0.96mi	2/2.0	1,218 (+2%)	0mo	$266,900	$219	61
1647 E Krystal St	0.81mi	3/2.0 (+1)	1,198 (+1%)	1mo	$281,000	$235	58
1718 E Birch St	0.55mi	2/2.0	1,013 (-15%)	4mo	$248,000	$245	46
2415 E Antigua Dr	1.42mi	2/2.0	1,322 (+11%)	0mo	$247,000	$187	46
67 N Montoro Ln	1.37mi	2/2.0	1,338 (+12%)	2mo	$255,500	$191	43
77 N Montoro Ln	1.36mi	2/2.0	1,461 (+23%)	1mo	$275,000	$188	39
1313 E 10th Pl	1.47mi	2/2.0	962 (-19%)	1mo	$201,500	$209	39
1533 E Laurel Dr	1.04mi	2/2.0	1,458 (+23%)	3mo	$205,832	$141	38
2432 E Santiago Trl	1.33mi	2/2.0	1,453 (+22%)	3mo	$314,000	$216	37
97 N Montoro Ln	1.35mi	2/2.0	1,433 (+20%)	4mo	$275,000	$192	37

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-20,180
• Equity at exit: $23,110

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-4,361
• Equity at exit: $13,401

Cash invested: $43,399 (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: $159,995 ($137/sqft)
• Median days on market: 118 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +42.5% 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: 9.2×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $41

Break-even live

Break-even rent $1,356

Max offer price $154,995

Occupancy floor 92%

Sensitivity live

Price	-10% $148	-5% $95	+0% $41	+5% $-13	+10% $-66
Rent	-10% $-70	-5% $-15	+0% $41	+5% $97	+10% $152
Rate	-1.0pp $119	-0.5pp $80	base $41	+0.5pp $1	+1.0pp $-40

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: $38,749
• Closing costs: $4,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1771 E McMurray Blvd Casa Grande, AZ	1.0–2.0	1.0	733	$1,395	$1.90	0d	1	0.35mi
422 N Via Del Cielo Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,172	$1.99	0d	27	0.37mi
1762 E Sycamore Rd Casa Grande, AZ	3.0	2.0	1273	$3,500	$2.75	74d	1	0.40mi
1821 E Florence Blvd Casa Grande, AZ	1.0–3.0	1.0–2.0	1091	$1,604	$1.47	0d	1	0.46mi
1000 N Arizola Rd Casa Grande, AZ	2.0	1.0–2.0	621	$1,290	$2.08	0d	20	0.46mi
1727 E Birch St Casa Grande, AZ	3.0	2.0	1196	$1,595	$1.33	30d	1	0.50mi
1110 Henness Rd Casa Grande, AZ	2.0	2.0	1166	$1,649	$1.41	0d	1	0.53mi
1682 E Kielly Ln Casa Grande, AZ	3.0	2.0	1494	$2,400	$1.61	54d	1	0.62mi
255 N Camino Mercado Casa Grande, AZ	1.0–3.0	1.0–2.0	1041	$1,660	$1.59	0d	64	0.98mi
1456 E 9th St #118 Casa Grande, AZ	2.0	2.0	1495	$1,325	$0.89	33d	1	1.12mi
22 S Boniface Ln Casa Grande, AZ	3.0–4.0	2.0	1404	$1,699	$1.21	0d	1	1.14mi
351 N Peart Rd Casa Grande, AZ	1.0–3.0	1.0–2.0	962	$1,383	$1.44	0d	13	1.20mi
1566 E Fletcher Dr Casa Grande, AZ	3.0	2.0	1441	$1,875	$1.30	116d	1	1.27mi
1575 E Fletcher Dr Casa Grande, AZ	3.0	2.0	1432	$1,795	$1.25	63d	1	1.27mi
344 N Pottebaum Ave Casa Grande, AZ	3.0	2.0	1259	$1,215	$0.97	0d	3	1.28mi
1715 N Peart Rd Casa Grande, AZ	2.0–4.0	1.0–2.0	1221	$1,399	$1.15	0d	49	1.38mi
1450 E Cottonwood Ln Casa Grande, AZ	1.0–2.0	1.0–2.0	821	$1,845	$2.25	0d	64	1.46mi

Listing history 19 events

1. 2026-06-26
   days on market $154,995 Active 29 DOM
2. 2026-06-24
   days on market $154,995 Active 27 DOM
3. 2026-06-22
   days on market $154,995 Active 25 DOM
4. 2026-06-21
   days on market $154,995 Active 24 DOM
5. 2026-06-18
   days on market $154,995 Active 21 DOM
6. 2026-06-17
   days on market $154,995 Active 20 DOM
7. 2026-06-16
   days on market $154,995 Active 19 DOM
8. 2026-06-15
   days on market $154,995 Active 18 DOM
9. 2026-06-13
   days on market $154,995 Active 16 DOM
10. 2026-06-13
    days on market $154,995 Active 15 DOM
11. 2026-06-10
    price $154,995 Active 12 DOM
12. 2026-06-09
    days on market $195,995 Active 12 DOM
13. 2026-06-08
    days on market $195,995 Active 11 DOM
14. 2026-06-07
    days on market $195,995 Active 10 DOM
15. 2026-06-04
    days on market $195,995 Active 7 DOM
16. 2026-06-03
    days on market $195,995 Active 6 DOM
17. 2026-06-02
    days on market $195,995 Active 5 DOM
18. 2026-06-01
    days on market $195,995 Active 4 DOM
19. 2026-05-31
    days on market $195,995 Active 3 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: $16,893
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$4,509
• Taxable loss: −$2,101
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $996/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 None rehab

This 2-bedroom, 2-bath home in Palm Creek Resort & Residences is in excellent condition with no visible repairs needed. It offers a resort-style living experience with modern amenities and a well-maintained exterior. Updates to landscaping and painting can further enhance its value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make the home more appealing ↑
• Both Flooring — Update flooring in bedrooms for a more modern look ↑

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