904 N Casa Grande Ave · Casa Grande, AZ 85122

$140,000

2 bd · 1.0 ba · 520 sqft · SingleFamily public records · 13 Days on market

Built 1961 5,982 sqft lot Est $135k · at est.

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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 +16.4/30.0
• ARV discount +5.9/15.0
• DSCR +5.1/10.0
• Rent growth +3.7/5.0
• 1% rule +3.2/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a cute house for someone that needs a small place to call home! This two bedroom, one bath home also has a open living room and eat-in kitchen. Recently installed new flooring, stove and bathroom shower. Located near amenities and close to one of the main streets in town, Florence Blvd. Good size fenced yard with a blank canvas ready for your imagination.

Key facts

• 5,982 sq ft lot
• 2 parking spots
• Built 1961

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: 1 covered parking space; 1 open parking space; 1 carport space
• Utilities: City water; Public sewer
• Home design: Single-family residence; Fee simple ownership; Asphalt road access
• Construction: Wood siding and wood frame construction; Painted exterior; Composition roof
• Exterior features: Block and wire fencing; Dirt front and back yard

Interior

• Kitchen: Laminate counters
• Bedrooms: Up to 2 possible bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Eat-in kitchen; Dual-pane windows
• Laundry & utility: Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $79 ($943/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 $115k (18.0% below list).
• Recommended offer: $115k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Evergreen Elementary School (math 13% / reading 18%, grade F, #864 of 1,109 statewide, top 78%, 51 students, 82% 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; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.
• Current owner paid $100k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $114,800 (18.0% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $135,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 N Casa Grande Ave	0.00mi	2/1.0	520 (0%)	1mo	$135,000	$260	99

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-15,872
• Equity at exit: $20,874

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $306
• Equity at exit: $12,105

Cash invested: $39,200 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,148 high
• Mortgage (P&I): −$734
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $79

Break-even live

Break-even rent $1,049

Max offer price $140,000

Occupancy floor 88%

Sensitivity live

Price	-10% $158	-5% $118	+0% $79	+5% $39	+10% $-1
Rent	-10% $-12	-5% $33	+0% $79	+5% $124	+10% $169
Rate	-1.0pp $149	-0.5pp $114	base $79	+0.5pp $42	+1.0pp $5

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 N Kadota Ave Casa Grande, AZ	1.0	1.0	500	$1,100	$2.20	3d	1	0.19mi
710 N Olive Ave Unit 7 (033) Casa Grande, AZ	1.0	1.0	515	$925	$1.80	0d	1	0.20mi
710 N Olive Ave Unit 4 025 Casa Grande, AZ	1.0	1.0	515	$795	$1.54	7d	1	0.20mi
1005 N Center Ave Unit A Casa Grande, AZ	1.0	1.0	525	$1,099	$2.09	6d	1	0.35mi
1005 N Center Ave Unit A Casa Grande, AZ	1.0	1.0	525	$1,099	$2.09	26d	1	0.35mi
420 E McMurray Blvd Casa Grande, AZ	1.0	1.0	645	$895	$1.39	26d	1	0.36mi
104 N Casa Grande Ave Casa Grande, AZ	1.0	1.0	600	$900	$1.50	0d	1	0.55mi
412 W 9th St Casa Grande, AZ	1.0	1.0	360	$1,100	$3.06	26d	1	0.61mi
416 W 9th St Unit 1 Casa Grande, AZ	2.0	1.0	725	$1,200	$1.66	14d	1	0.63mi
419 W 9th St Apt A Casa Grande, AZ	2.0	1.0	750	$1,199	$1.60	26d	1	0.64mi
50 N Casa Grande Ave Unit 5 Casa Grande, AZ	2.0	1.0	700	$1,050	$1.50	26d	1	0.66mi
507 W 10th St Apt D Casa Grande, AZ	1.0	1.0	600	$1,050	$1.75	22d	1	0.71mi
1550 N Casa Grande Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	625	$1,199	$1.92	0d	1	0.73mi
1564 N Morrison Ave Casa Grande, AZ	2.0–3.0	2.0	871	$956	$1.10	0d	19	0.75mi
240 1/2 E Beech Ave Casa Grande, AZ	2.0	1.0	710	$1,149	$1.62	22d	1	0.81mi
701 W 12th St Unit F Casa Grande, AZ	2.0	1.0	745	$1,500	$2.01	26d	1	0.94mi
1641 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	750	$1,100	$1.47	0d	3	0.95mi
1650 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	612	$1,170	$1.91	0d	5	1.07mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,165	$1.99	0d	1	1.09mi

Listing history 7 events

1. 2026-05-04
   status Pending
2. 2026-04-21
   listed $140,000 Active
3. 2021-11-09
   soldstatus $100,000 Closed 365-char remark

   Show marketing remark (365 chars)

   What a cute house for someone that needs a small place to call home! This two bedroom, one bath home also has a open living room and eat-in kitchen. Recently installed new flooring, stove and bathroom shower. Located near amenities and close to one of the main streets in town, Florence Blvd. Good size fenced yard with a blank canvas ready for your imagination.

4. 2021-11-09
   soldstatus $100,000

   Show marketing remark (365 chars)

   What a cute house for someone that needs a small place to call home! This two bedroom, one bath home also has a open living room and eat-in kitchen. Recently installed new flooring, stove and bathroom shower. Located near amenities and close to one of the main streets in town, Florence Blvd. Good size fenced yard with a blank canvas ready for your imagination.

5. 2021-10-30
   status Pending 365-char remark

   Show marketing remark (365 chars)

   What a cute house for someone that needs a small place to call home! This two bedroom, one bath home also has a open living room and eat-in kitchen. Recently installed new flooring, stove and bathroom shower. Located near amenities and close to one of the main streets in town, Florence Blvd. Good size fenced yard with a blank canvas ready for your imagination.

6. 2021-10-26
   listed $120,000 Active 365-char remark

   Show marketing remark (365 chars)

   What a cute house for someone that needs a small place to call home! This two bedroom, one bath home also has a open living room and eat-in kitchen. Recently installed new flooring, stove and bathroom shower. Located near amenities and close to one of the main streets in town, Florence Blvd. Good size fenced yard with a blank canvas ready for your imagination.

7. 1977-07-08
   soldstatus $15,000

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

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $430 · $36/mo
• Projected year-2 tax: $924 · $77/mo
• Expected delta: +$494/yr (+$41/mo · 114.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 7 d/yr ≥113°F today · 18 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: $13,776
• − Mortgage interest: −$7,842
• − Property taxes: −$430
• − Insurance: −$700
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$4,073
• Taxable loss: −$1,473
• Est. tax savings @ 24.0%: +$354
• After-tax cash flow: $1,296/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

+833.3% since first listed

7 events — show timeline

• 2026-05-04 Pending — ARMLS
• 2026-04-21 Listed $140,000 ARMLS
• 2021-11-09 Sold (Public Records) $100,000 Public Records
• 2021-11-09 Sold (MLS) $100,000 ARMLS
• 2021-10-30 Pending — ARMLS
• 2021-10-26 Listed $120,000 ARMLS
• 1977-07-08 Sold (Public Records) $15,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $430 · +7.3% YoY. Source: county tax records.