120 W O'neil Dr #7 · Casa Grande, AZ 85122

$44,000

2 bd · 1.0 ba · 960 sqft · Manufactured · 99 Days on market

Built 1989 Fair condition Est $44k · at est. ↓ 2% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.7/15.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the gated Safari Mobile Home Adult Community. Enjoy these included amenities: Community Pool & Clubhouse. This 1989 Palm Harbor single-wide manufactured home offers 2 bedrooms and one full bathroom with approximately 960 sq ft of living space. The Palm Harbor features newer exterior paint, textured and painted ceilings throughout, an updated bathroom, and updated flooring in the great room, hallway, and bedrooms. The great room includes built-in shelving plus unique built-in-storage with decorative glass. The kitchen has an eating bar, pantry, gas slide-in stove, refrigerator, and dishwasher. The electric washer and dryer are included. Additional features: full-size gas hot

Key facts

• 2 parking spots
• Community pool
• Built 1989

Property features AI

Finance

• Other: Lot size not available
• HOA & community: Land lease (monthly); Land lease: $474 per month; No association fees included; Community pool; Biking/walking path

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: Private water company; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood siding; Painted exterior; Foam roof
• Exterior features: Gravel/stone front yard; Gravel/stone backyard; Shed(s); Fencing (other)

Interior

• Kitchen: Refrigerator; Dishwasher; Pantry; Laminate counters
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate; Vinyl; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Has cooling; Window/wall AC units; Other cooling
• Interior features: Eat-in kitchen; Breakfast bar; No interior steps; Pantry; Laminate counters
• Laundry & utility: Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $44k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $40k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.4% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $304 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $40,040 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
8. 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.
9. 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: 3.00% ✓
• Cap rate: 26.43%
• Cash-on-cash: 71.91%
• DSCR: 4.20
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $44,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 W Oneil Dr #71	0.03mi	2/2.0	960 (0%)	5mo	$38,000	$40	90
120 W Oneil Dr #48	0.05mi	2/1.5	980 (+2%)	2mo	$20,000	$20	90
120 W O'neil Dr #58	0.05mi	3/2.0 (+1)	1,056 (+10%)	2mo	$48,999	$46	70
450 W Sunwest Dr #69	0.50mi	2/2.0	960 (0%)	4mo	$67,500	$70	69
426 W Cottonwood Ln #25	0.34mi	2/2.0	930 (-3%)	8mo	$60,000	$65	69
450 W Sunwest Dr #135	0.41mi	2/2.0	960 (0%)	10mo	$53,000	$55	68
426 W Cottonwood Ln #83	0.37mi	2/2.0	1,045 (+9%)	1mo	$78,000	$75	63
450 W Sunwest Dr #111	0.41mi	2/2.0	1,024 (+7%)	6mo	$45,000	$44	60
450 W Sunwest Dr #1	0.41mi	2/1.0	896 (-7%)	13mo	$59,000	$66	59
450 W Sunwest Dr #21	0.41mi	2/2.0	896 (-7%)	12mo	$40,000	$45	56
1451 N Pinal Ave #31	0.61mi	1/1.0 (-1)	900 (-6%)	11mo	$15,000	$17	47
1451 N Pinal Ave #23	0.61mi	1/1.0 (-1)	900 (-6%)	14mo	$9,000	$10	44

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: 73.4%
• Equity multiple: 4.41×
• Total profit: $42,068
• Equity at exit: $6,561

10-year hold

• IRR: 77.7%
• Equity multiple: 9.64×
• Total profit: $106,408
• Equity at exit: $3,804

Cash invested: $12,320 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$231
• Tax est. 1.5%: −$55 /mo · $660/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $738

Break-even live

Break-even rent $385

Max offer price $44,000

Occupancy floor 39%

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
290 W Viola St Unit 4 Casa Grande, AZ	2.0	1.0	800	$1,250	$1.56	15d	1	0.19mi
1641 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	750	$1,100	$1.47	1d	3	0.63mi
1550 N Casa Grande Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	625	$1,199	$1.92	1d	1	0.66mi
541 W Melrose Dr Casa Grande, AZ	3.0	2.0	1101	$1,600	$1.45	24d	1	0.68mi
1564 N Morrison Ave Casa Grande, AZ	2.0–3.0	2.0	871	$864	$0.99	1d	20	0.73mi
1650 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	612	$1,170	$1.91	1d	5	0.76mi
420 E McMurray Blvd Casa Grande, AZ	1.0	1.0	645	$895	$1.39	24d	1	0.91mi
1926 N Avenida de Palmas Casa Grande, AZ	2.0	2.0	1106	$1,199	$1.08	22d	3	0.94mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,165	$1.99	1d	1	1.04mi
1010 N Park Ave Casa Grande, AZ	2.0	1.0	920	$1,100	$1.20	13d	1	1.07mi
1005 N Center Ave Unit A Casa Grande, AZ	1.0	1.0	525	$1,099	$2.09	24d	1	1.11mi
1005 N Center Ave Unit A Casa Grande, AZ	1.0	1.0	525	$1,099	$2.09	4d	1	1.11mi
701 W 12th St Unit F Casa Grande, AZ	2.0	1.0	745	$1,500	$2.01	24d	1	1.12mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,295	$1.13	3d	12	1.13mi
1936 N Trekell Rd Casa Grande, AZ	1.0–4.0	1.0–2.0	1033	$1,492	$1.44	2d	29	1.15mi
300 W 9th St Casa Grande, AZ	2.0	1.0	775	$999	$1.29	22d	1	1.18mi
507 W 10th St Apt D Casa Grande, AZ	1.0	1.0	600	$1,050	$1.75	20d	1	1.18mi
416 W 9th St Unit 1 Casa Grande, AZ	2.0	1.0	725	$1,200	$1.66	13d	1	1.20mi
419 W 9th St Apt A Casa Grande, AZ	2.0	1.0	750	$1,199	$1.60	24d	1	1.24mi
803 N Park Ave Casa Grande, AZ	2.0	1.0	822	$1,275	$1.55	5d	1	1.25mi
2060 N Trekell Rd Casa Grande, AZ	2.0	1.0–2.0	670	$1,300	$1.94	24d	4	1.32mi
1113 W Corinthian Cir Casa Grande, AZ	3.0	2.0	981	$1,395	$1.42	15d	1	1.39mi

Listing history 16 events

1. 2026-06-18
   days on market $44,000 Active 99 DOM
2. 2026-06-17
   days on market $44,000 Active 98 DOM
3. 2026-06-16
   days on market $44,000 Active 97 DOM
4. 2026-06-15
   days on market $44,000 Active 96 DOM
5. 2026-06-13
   days on market $44,000 Active 94 DOM
6. 2026-06-13
   days on market $44,000 Active 93 DOM
7. 2026-06-09
   days on market $44,000 Active 90 DOM
8. 2026-06-08
   days on market $44,000 Active 89 DOM
9. 2026-06-07
   days on market $44,000 Active 88 DOM
10. 2026-06-04
    days on market $44,000 Active 85 DOM
11. 2026-06-03
    days on market $44,000 Active 84 DOM
12. 2026-06-02
    days on market $44,000 Active 83 DOM
13. 2026-06-01
    days on market $44,000 Active 82 DOM
14. 2026-05-31
    days on market $44,000 Active 81 DOM
15. 2026-04-16
    price $44,000
16. 2026-03-11
    listed $45,000 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 18 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: $15,833
• − Mortgage interest: −$2,465
• − Property taxes: −$660
• − Insurance: −$220
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$1,280
• Taxable income: $8,675
• Est. tax owed @ 24.0%: −$2,082
• After-tax cash flow: $6,777/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

Fair 45/100 Moderate rehab

This manufactured home requires significant repairs and updates to improve its condition and value. The exterior and interior need painting, new flooring, and exterior siding replacement. The kitchen and bathroom also need updates to modernize and improve functionality.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — Aged appearance
• Major flooring — Worn linoleum
• Major interior walls/paint — Worn wallpaper, peeling paint
• Major bathroom fixtures — Worn and dated
• Major kitchen countertops — Worn and dated
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both exterior painting — Enhances curb appeal and value
• Both new flooring — Improves living space and value
• Both exterior siding replacement — Enhances curb appeal and value
• Both new bathroom fixtures — Modernizes and improves functionality
• Both new kitchen countertops — Modernizes and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · Aged appearance	Major	$15,000–50,000
flooring · Worn linoleum	Major	$15,000–50,000
interior walls/paint · Worn wallpaper, peeling paint	Major	$15,000–50,000
bathroom fixtures · Worn and dated	Major	$15,000–50,000
kitchen countertops · Worn and dated	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both exterior painting — Enhances curb appeal and value ↑
• Both new flooring — Improves living space and value ↑
• Both exterior siding replacement — Enhances curb appeal and value ↑
• Both new bathroom fixtures — Modernizes and improves functionality ↑
• Both new kitchen countertops — Modernizes and improves functionality ↑

ⓘ 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

-2.2% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $44,000 ARMLS
• 2026-03-11 Listed $45,000 ARMLS