1110 North Henness Rd 2107 Plan · Casa Grande, AZ 85122

$156,995

2 bd · 2.0 ba · 1,144 sqft · Manufactured · 141 Days on market

Manufactured home 55+ age-restricted Good condition $137/sqft · 32% below area Est $232k · 32% 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 +12.4/30.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Appreciation +2.5/10.0
• Schools +1.4/10.0
• Manufactured-home adj. -4.0

Listing remarks

Discover comfort, convenience, and modern design in this beautifully appointed two-bedroom, two-bath manufactured home located in the desirable 55+ community of Palm Creek Resort & Residences. Welcome to 2107 Slippery Ridge Drive, thoughtfully designed with an open-concept floor plan, this home offers an inviting island kitchen featuring stainless steel appliances, abundant cabinetry, recessed lighting, and ample workspace for cooking an entertaining. The spacious living areas are enhanced by ceiling fans and modern finishes throughout, creating a bright and comfortable atmosphere. A dedicated laundry room includes extra cabinetry, providing valuable storage and organization.

Key facts

• Island kitchen
• Abundant cabinetry
• Recessed lighting

Tags

• ISLAND KITCHEN
• STAINLESS STEEL APPLIANCES
• ABUNDANT CABINETRY
• RECESSED LIGHTING
• DEDICATED LAUNDRY ROOM
• LARGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $157k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (20.7% below list).
• Recommended offer: $124k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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); 1052 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 141 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Recommended offer $124,469 (20.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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: 0.79% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $231,729
• List price: $156,995
• Delta: -32.25%
• 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
1110 N Henness Rd #2126	0.33mi	2/2.0	1,202 (+5%)	0mo	$250,000	$208	76
1873 E Birch St	0.24mi	2/2.0	1,237 (+8%)	3mo	$227,000	$184	73
1829 E Sandalwood Rd	0.28mi	2/2.0	1,297 (+13%)	6mo	$255,000	$197	60
1547 E 12th St	0.96mi	2/2.0	1,218 (+6%)	2mo	$266,900	$219	53
1718 E Birch St	0.55mi	2/2.0	1,013 (-12%)	5mo	$248,000	$245	51
1647 E Krystal St	0.81mi	3/2.0 (+1)	1,198 (+5%)	3mo	$281,000	$235	50
1547 E Melrose Dr	1.06mi	2/2.0	1,275 (+12%)	7mo	$228,000	$179	40
2415 E Antigua Dr	1.42mi	2/2.0	1,322 (+16%)	2mo	$247,000	$187	38
1313 E 10th Pl	1.47mi	2/2.0	962 (-16%)	3mo	$201,500	$209	38
67 N Montoro Ln	1.37mi	2/2.0	1,338 (+17%)	3mo	$255,500	$191	37
2409 E Antigua Dr	1.40mi	2/2.0	1,322 (+16%)	7mo	$292,000	$221	34
1386 E 10th Pl	1.30mi	2/2.0	939 (-18%)	7mo	$249,900	$266	34

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: -19.1%
• Equity multiple: 0.32×
• Total profit: $-29,860
• Equity at exit: $23,408

10-year hold

• IRR: -8.8%
• Equity multiple: 0.42×
• Total profit: $-25,631
• Equity at exit: $13,574

Cash invested: $43,959 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 33 active · 1 under contract
• Months of supply: 198.0 mo (1%/mo absorbed)
• Median asking: $159,995 ($137/sqft)
• Median days on market: 164 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: +47.6% 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: 1052
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,245 high
• Mortgage (P&I): −$823
• Tax est. 1.5%: −$196 /mo · $2,355/yr
• Insurance: −$65
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-102

Break-even live

Break-even rent $1,373

Max offer price $142,286

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-47	+0% $-102	+5% $-156	+10% $-210
Rent	-10% $-200	-5% $-151	+0% $-102	+5% $-52	+10% $-3
Rate	-1.0pp $-23	-0.5pp $-62	base $-102	+0.5pp $-142	+1.0pp $-184

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: $39,249
• Closing costs: $4,710
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	$1,945	$1.78	0d	29	0.37mi
1767 E Sycamore Rd Casa Grande, AZ	3.0	2.0	1306	$1,600	$1.23	0d	1	0.37mi
1762 E Sycamore Rd Casa Grande, AZ	3.0	2.0	1273	$3,500	$2.75	0d	1	0.40mi
1821 E Florence Blvd Casa Grande, AZ	1.0–3.0	1.0–2.0	1091	$1,684	$1.54	0d	1	0.46mi
1000 N Arizola Rd Casa Grande, AZ	2.0	1.0–2.0	621	$1,290	$2.08	37d	22	0.46mi
1727 E Birch St Casa Grande, AZ	3.0	2.0	1196	$1,595	$1.33	32d	1	0.50mi
1110 Henness Rd Casa Grande, AZ	2.0	2.0	1166	$1,649	$1.41	7d	1	0.53mi
1682 E Kielly Ln Casa Grande, AZ	3.0	2.0	1494	$2,400	$1.61	99d	1	0.62mi
255 N Camino Mercado Casa Grande, AZ	1.0–3.0	1.0–2.0	1041	$1,574	$1.51	0d	47	0.86mi
1565 N Wildflower Dr Casa Grande, AZ	1.0–3.0	1.0–2.0	998	$1,335	$1.34	0d	6	0.99mi
1456 E 9th St #118 Casa Grande, AZ	2.0	2.0	1495	$1,325	$0.89	79d	1	1.12mi
22 S Boniface Ln Casa Grande, AZ	3.0–4.0	2.0	1404	$1,745	$1.24	0d	1	1.14mi
1456 E 9th St Casa Grande, AZ	2.0–3.0	2.0	1703	$1,299	$0.76	0d	2	1.17mi
351 N Peart Rd Casa Grande, AZ	1.0–3.0	1.0–2.0	962	$1,458	$1.52	0d	7	1.20mi
1566 E Fletcher Dr Casa Grande, AZ	3.0	2.0	1441	$1,875	$1.30	161d	1	1.27mi
1575 E Fletcher Dr Casa Grande, AZ	3.0	2.0	1432	$1,795	$1.25	109d	1	1.27mi
344 N Pottebaum Ave Casa Grande, AZ	2.0–3.0	2.0	1162	$1,115	$0.96	0d	5	1.28mi
1389 E Anna Dr Casa Grande, AZ	3.0	2.0	1248	$1,575	$1.26	0d	1	1.35mi
1715 N Peart Rd Casa Grande, AZ	2.0–4.0	1.0–2.0	1221	$1,349	$1.10	0d	23	1.38mi
1450 E Cottonwood Ln Casa Grande, AZ	1.0–2.0	1.0–2.0	821	$1,695	$2.06	0d	57	1.46mi

Property features AI

Finance

• Other: Status: Active
• Financial info: List price $189,995

Exterior

• Home design: Plan inventory typePlan name: 1110 North Henness Rd 2107Address: 1110 N Henness Rd, Casa Grande AZ 85122

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms (both full)
• Interior features: Living area of 1,144

Listing history 50 events

1. 2026-10-17
   days on market $156,995 Active 141 DOM
2. 2026-10-16
   days on market $156,995 Active 140 DOM
3. 2026-10-15
   days on market $156,995 Active 139 DOM
4. 2026-10-14
   days on market $156,995 Active 138 DOM
5. 2026-10-13
   days on market $156,995 Active 137 DOM
6. 2026-10-12
   days on market $156,995 Active 136 DOM
7. 2026-10-11
   days on market $156,995 Active 135 DOM
8. 2026-10-10
   days on market $156,995 Active 134 DOM
9. 2026-10-09
   days on market $156,995 Active 133 DOM
10. 2026-10-08
    days on market $156,995 Active 132 DOM
11. 2026-10-07
    days on market $156,995 Active 131 DOM
12. 2026-10-06
    days on market $156,995 Active 130 DOM
13. 2026-10-05
    days on market $156,995 Active 129 DOM
14. 2026-10-04
    days on market $156,995 Active 128 DOM
15. 2026-10-03
    days on market $156,995 Active 127 DOM
16. 2026-10-02
    days on market $156,995 Active 126 DOM
17. 2026-10-01
    days on market $156,995 Active 125 DOM
18. 2026-09-30
    days on market $156,995 Active 124 DOM
19. 2026-09-29
    days on market $156,995 Active 123 DOM
20. 2026-09-28
    days on market $156,995 Active 122 DOM
21. 2026-09-27
    days on market $156,995 Active 121 DOM
22. 2026-09-26
    days on market $156,995 Active 120 DOM
23. 2026-09-25
    days on market $156,995 Active 119 DOM
24. 2026-09-24
    days on market $156,995 Active 118 DOM
25. 2026-09-23
    days on market $156,995 Active 117 DOM
26. 2026-09-22
    days on market $156,995 Active 116 DOM
27. 2026-09-21
    days on market $156,995 Active 115 DOM
28. 2026-09-20
    days on market $156,995 Active 114 DOM
29. 2026-09-19
    days on market $156,995 Active 113 DOM
30. 2026-09-18
    days on market $156,995 Active 112 DOM
31. 2026-09-17
    days on market $156,995 Active 111 DOM
32. 2026-09-16
    days on market $156,995 Active 110 DOM
33. 2026-09-15
    days on market $156,995 Active 109 DOM
34. 2026-09-14
    days on market $156,995 Active 108 DOM
35. 2026-09-14
    days on market $156,995 Active 107 DOM
36. 2026-09-12
    days on market $156,995 Active 106 DOM
37. 2026-09-11
    days on market $156,995 Active 105 DOM
38. 2026-09-05
    days on market $156,995 Active 99 DOM
39. 2026-09-04
    days on market $156,995 Active 98 DOM
40. 2026-09-03
    days on market $156,995 Active 97 DOM
41. 2026-08-31
    days on market $156,995 Active 94 DOM
42. 2026-08-30
    days on market $156,995 Active 93 DOM
43. 2026-08-29
    days on market $156,995 Active 92 DOM
44. 2026-08-28
    days on market $156,995 Active 91 DOM
45. 2026-08-27
    days on market $156,995 Active 90 DOM
46. 2026-08-26
    days on market $156,995 Active 89 DOM
47. 2026-08-25
    days on market $156,995 Active 88 DOM
48. 2026-08-24
    days on market $156,995 Active 87 DOM
49. 2026-08-23
    days on market $156,995 Active 86 DOM
50. 2026-08-22
    days on market $156,995 Active 85 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: $14,936
• − Mortgage interest: −$8,794
• − Property taxes: −$2,355
• − Insurance: −$785
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$4,567
• Taxable loss: −$3,955
• Est. tax savings @ 24.0%: +$949
• After-tax cash flow: $-271/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $5,720–$17,160 screening

This beautifully appointed two-bedroom, two-bath manufactured home in Palm Creek Resort & Residences is in excellent condition with modern finishes and an open-concept floor plan. It offers a good return on investment with minimal updates needed.

Value-add opportunities

• Both Landscaping improvements — Enhance curb appeal and attract potential buyers ↑
• Both Painting exterior trim — Improve the home's appearance and curb appeal ↑
• Both Landscaping with native plants — Reduce maintenance and improve sustainability ↑
• Both Add a small patio or outdoor seating area — Enhance outdoor living space and attract buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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%
• 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

Property features AI

Finance

• Other: Status: Active
• Financial info: List price $189,995

Exterior

• Home design: Plan inventory typePlan name: 1110 North Henness Rd 2107Address: 1110 N Henness Rd, Casa Grande AZ 85122

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms (both full)
• Interior features: Living area of 1,144