2263 N Trekell Rd #161 · Casa Grande, AZ 85122

$157,500

2 bd · 2.0 ba · 1,288 sqft · Manufactured · 155 Days on market

Built 2014 4,080 sqft lot Est $152k · at est. ↓ 8% 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 +20.9/30.0
• DSCR +6.7/10.0
• ARV discount +5.9/15.0
• 1% rule +5.5/10.0
• 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

Welcome to this beautifully maintained, fully furnished blue-and-white CAVCO home designed for comfort, style, and easy living. A covered carport welcomes you home, while French doors open to a spacious patio featuring sunshades and a durable aluminum roof—perfect for relaxing or entertaining year-round. Inside, vaulted ceilings and abundant windows fill the home with natural light. The open living space is complemented by ceiling fans, central air, and tasteful finishes throughout. The kitchen showcases classic shaker-style cabinets, a pantry for added storage, and flows seamlessly into the main living areas. The primary suite offers a generous walk-in closet and a well-appointed bat

Key facts

• Aluminum roof
• Abundant windows
• Covered carport

Tags

• COVERED CARPORT
• SPACIOUS PATIO
• ALUMINUM ROOF
• VAULTED CEILINGS
• ABUNDANT WINDOWS
• SHAKER-STYLE CABINETS

Property features AI

Finance

• Other: No association fees listed
• HOA & community: Land lease of $590 monthly; Community pool; Pickleball courts

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: Private water company; Public sewer
• Home design: Manufactured/mobile home; Leasehold property
• Construction: Wood siding and wood frame construction; Painted exterior; Composition roof
• Exterior features: Screened-in patio; Storage; Shed(s); Sprinklers in front and rear; Corner lot; Desert front and back landscaping; Gravel/stone front and back; Private maintained road; Asphalt road surface

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Disposal; Water purifier
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High speed internet; Granite counters; Double vanity; Breakfast bar; Furnished (see remarks); No interior steps; Vaulted ceilings; Full bath in master bedroom; Bath grab bars
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $158k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $139k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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+, 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: 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); 633 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 155 days — a 12% lower offer ($139k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 1.05% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $151,984
• 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 #48	0.00mi	2/2.0	1,232 (-4%)	2mo	$165,900	$135	91
2263 N Trekell Rd Rd #77	0.00mi	2/2.0	1,400 (+9%)	1mo	$175,000	$125	85
2263 N Trekell Rd #156	0.00mi	2/2.0	1,400 (+9%)	2mo	$165,000	$118	84
2263 N Trekell Rd #36	0.00mi	2/2.0	1,400 (+9%)	4mo	$184,000	$131	82
2100 N Trekell Rd #88	0.32mi	2/2.0	1,300 (+1%)	3mo	$22,000	$17	81
2263 N Trekell Rd #67	0.00mi	2/2.0	1,472 (+14%)	1mo	$187,500	$127	75
2100 N Trekell Rd #291	0.32mi	2/2.0	1,393 (+8%)	8mo	$69,000	$50	65
2100 N Trekell Rd #204	0.32mi	2/2.0	1,152 (-11%)	4mo	$39,500	$34	64
2263 N Trekell Rd #72	0.15mi	2/2.0	1,456 (+13%)	10mo	$174,000	$120	63
2140 N Cajeme Ave	0.22mi	2/2.0	1,105 (-14%)	4mo	$53,900	$49	63
2100 N Trekell Rd #226	0.32mi	2/1.0	1,456 (+13%)	3mo	$37,000	$25	57
2100 N Trekell Rd #143	0.32mi	3/1.5 (+1)	1,456 (+13%)	2mo	$65,000	$45	55

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-8,804
• Equity at exit: $23,484

10-year hold

• IRR: 6.2%
• Equity multiple: 1.50×
• Total profit: $21,924
• Equity at exit: $13,618

Cash invested: $44,100 (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: 633
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$826
• Tax est. 1.5%: −$197 /mo · $2,362/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $220

Break-even live

Break-even rent $1,378

Max offer price $157,500

Occupancy floor 82%

Sensitivity live

Price	-10% $328	-5% $274	+0% $220	+5% $165	+10% $111
Rent	-10% $89	-5% $154	+0% $220	+5% $285	+10% $350
Rate	-1.0pp $299	-0.5pp $260	base $220	+0.5pp $179	+1.0pp $137

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1139 E Yucca St Casa Grande, AZ	3.0	3.0	1300	$1,800	$1.38	25d	1	0.31mi
2060 N Trekell Rd Casa Grande, AZ	2.0	1.0–2.0	670	$1,300	$1.94	25d	4	0.48mi
700 E Rodeo Rd Casa Grande, AZ	2.0	1.0–2.0	828	$1,436	$1.73	4d	25	0.58mi
1201 E Barcelona Ave Casa Grande, AZ	3.0	2.0	1803	$1,900	$1.05	25d	1	0.64mi
1936 N Trekell Rd Casa Grande, AZ	1.0–4.0	1.0–2.0	1033	$1,492	$1.44	3d	29	0.69mi
1292 E Rodeo Rd Casa Grande, AZ	3.0	2.0	1005	$1,500	$1.49	6d	1	0.72mi
1926 N Avenida de Palmas Casa Grande, AZ	2.0	2.0	1106	$1,199	$1.08	23d	3	0.77mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	25d	1	1.10mi
1775 N Terrace Cir Casa Grande, AZ	3.0	2.0	1628	$1,699	$1.04	16d	1	1.11mi
1858 N Center Ave Casa Grande, AZ	2.0	2.0	1146	$1,500	$1.31	25d	1	1.15mi
520 W Casa Mirage Ct Casa Grande, AZ	3.0	2.0	1536	$1,600	$1.04	5d	1	1.24mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,295	$1.13	4d	12	1.25mi
2575 N Lupita Pl Casa Grande, AZ	3.0	2.0	1630	$1,595	$0.98	25d	1	1.27mi
2569 N Agave Ln Casa Grande, AZ	3.0	2.0	1580	$1,750	$1.11	25d	1	1.42mi
1547 E Inouye Dr Casa Grande, AZ	3.0	2.0	1571	$3,500	$2.23	25d	1	1.43mi
2710 N Mulberry Pl Casa Grande, AZ	3.0	2.0	1631	$2,100	$1.29	5d	1	1.45mi
1552 E Inouye Dr Casa Grande, AZ	3.0	2.0	1560	$1,699	$1.09	16d	1	1.46mi
1552 E Inouye Dr Casa Grande, AZ	3.0	2.0	1571	$1,699	$1.08	12d	1	1.46mi
645 W Jardin Dr Casa Grande, AZ	3.0	2.0	1309	$1,650	$1.26	25d	1	1.47mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,165	$1.99	2d	1	1.48mi
1641 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	750	$1,100	$1.47	2d	3	1.50mi

Listing history 19 events

1. 2026-06-21
   days on market $157,500 Active 155 DOM
2. 2026-06-18
   days on market $157,500 Active 152 DOM
3. 2026-06-17
   days on market $157,500 Active 151 DOM
4. 2026-06-16
   days on market $157,500 Active 150 DOM
5. 2026-06-15
   days on market $157,500 Active 149 DOM
6. 2026-06-13
   days on market $157,500 Active 147 DOM
7. 2026-06-13
   days on market $157,500 Active 146 DOM
8. 2026-06-09
   days on market $157,500 Active 143 DOM
9. 2026-06-08
   days on market $157,500 Active 142 DOM
10. 2026-06-07
    days on market $157,500 Active 141 DOM
11. 2026-06-04
    days on market $157,500 Active 138 DOM
12. 2026-06-03
    days on market $157,500 Active 137 DOM
13. 2026-06-02
    days on market $157,500 Active 136 DOM
14. 2026-06-01
    days on market $157,500 Active 135 DOM
15. 2026-05-31
    days on market $157,500 Active 134 DOM
16. 2026-05-07
    price $157,500
17. 2026-04-08
    price $162,000
18. 2026-02-18
    price $168,500
19. 2026-01-15
    listed $172,000 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 19 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: $19,869
• − Mortgage interest: −$8,822
• − Property taxes: −$2,362
• − Insurance: −$788
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$4,582
• Taxable income: $135
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $2,602/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

-8.4% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $157,500 ARMLS
• 2026-04-08 Price Changed $162,000 ARMLS
• 2026-02-18 Price Changed $168,500 ARMLS
• 2026-01-15 Listed $172,000 ARMLS