517 N Avenue A -- #24 · Casa Grande, AZ 85122

$20,000

2 bd · 1.0 ba · 900 sqft · Manufactured · 12 Days on market

Built 1969

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Unit #24 approx. 900 sqft 2 bed 1 bath FIXER UPPER located the quiet ALL AGES Paradise Garden community park. Close proximity to all major amenities. Home does need some remodeling and repair updates.

Key facts

• 2 parking spots
• Built 1969
• Listed 11 days

Property features AI

Finance

• HOA & community: Land lease required ($600 monthly); Association covers sewer, water, trash, and grounds maintenance

Exterior

• Parking: 2 open parking spaces
• Utilities: Public sewer; Private water company
• Home design: Manufactured/mobile home; Leasehold ownership; Described as fixer condition
• Construction: Aluminum siding; Wood frame construction; Foam roof; Metal roof
• Exterior features: Gravel/stone front; Gravel/stone back; City-maintained road; City lights view

Interior

• Kitchen: Laminate counters
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window/wall cooling unit; No heating system listed
• Interior features: High-speed internet available; Eat-in kitchen; Laminate counters
• Laundry & utility: No laundry hookups specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $895 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 60.0% 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; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

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 $20,000

Questions for the listing agent

1. Built in 1969 — 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: 6.54% ✓
• Cap rate: 59.98%
• Cash-on-cash: 191.75%
• DSCR: 9.53
• GRM: 1.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.6% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.98×
• Total profit: $55,910
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 24.43×
• Total profit: $131,220
• Equity at exit: $1,729

Cash invested: $5,600 (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: 1.3×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $895

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 27%

Sensitivity live

Price	-10% $909	-5% $902	+0% $895	+5% $888	+10% $881
Rent	-10% $792	-5% $843	+0% $895	+5% $946	+10% $998
Rate	-1.0pp $905	-0.5pp $900	base $895	+0.5pp $890	+1.0pp $884

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 N Roosevelt Ave Casa Grande, AZ	2.0	1.0	921	$1,350	$1.47	19d	1	0.41mi
920 E 4th St Casa Grande, AZ	3.0	2.0	1073	$1,295	$1.21	4d	1	0.47mi
344 N Pottebaum Rd Casa Grande, AZ	2.0–3.0	2.0	1162	$1,090	$0.94	2d	4	0.56mi
511 N Brown Ave Casa Grande, AZ	2.0	1.0	828	$1,150	$1.39	19d	1	0.61mi
75 S Trekell Rd Casa Grande, AZ	2.0–3.0	2.0	1035	$1,389	$1.34	2d	18	0.66mi
351 N Peart Rd Casa Grande, AZ	1.0–3.0	1.0–2.0	962	$1,512	$1.57	2d	12	0.67mi
515 E 4th St Casa Grande, AZ	2.0	1.0	795	$850	$1.07	16d	1	0.78mi
50 N Casa Grande Ave Unit 5 Casa Grande, AZ	2.0	1.0	700	$1,050	$1.50	25d	1	0.87mi
420 E McMurray Blvd Casa Grande, AZ	1.0	1.0	645	$895	$1.39	25d	1	1.03mi
1005 N Center Ave Unit A Casa Grande, AZ	1.0	1.0	525	$1,099	$2.09	25d	1	1.16mi
1005 N Center Ave Unit A Casa Grande, AZ	1.0	1.0	525	$1,099	$2.09	5d	1	1.16mi
240 1/2 E Beech Ave Casa Grande, AZ	2.0	1.0	710	$1,149	$1.62	21d	1	1.17mi
803 N Park Ave Casa Grande, AZ	2.0	1.0	822	$1,275	$1.55	6d	1	1.18mi
1564 N Morrison Ave Casa Grande, AZ	2.0–3.0	2.0	871	$864	$0.99	2d	20	1.19mi
1010 N Park Ave Casa Grande, AZ	2.0	1.0	920	$1,100	$1.20	13d	1	1.20mi
224 E 3rd Ave Casa Grande, AZ	2.0	1.0	924	$995	$1.08	6d	1	1.23mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,165	$1.99	2d	1	1.23mi
1550 N Casa Grande Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	625	$1,199	$1.92	2d	1	1.24mi
300 W 9th St Casa Grande, AZ	2.0	1.0	775	$999	$1.29	22d	1	1.27mi
1000 N Arizola Rd Casa Grande, AZ	2.0	1.0–2.0	621	$1,351	$2.18	2d	10	1.33mi
1641 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	750	$1,100	$1.47	2d	3	1.37mi
1450 E Cottonwood Ln Casa Grande, AZ	1.0–2.0	1.0–2.0	821	$1,995	$2.43	2d	18	1.38mi
1650 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	612	$1,170	$1.91	2d	5	1.39mi
416 W 9th St Unit 1 Casa Grande, AZ	2.0	1.0	725	$1,200	$1.66	13d	1	1.41mi
419 W 9th St Apt A Casa Grande, AZ	2.0	1.0	750	$1,199	$1.60	25d	1	1.41mi
1771 E McMurray Blvd Casa Grande, AZ	1.0–2.0	1.0	733	$1,395	$1.90	2d	1	1.44mi
1565 N Wildflower Dr Casa Grande, AZ	1.0–3.0	1.0–2.0	998	$1,304	$1.31	2d	9	1.45mi
1715 N Peart Rd Casa Grande, AZ	2.0–4.0	1.0–2.0	1221	$1,465	$1.20	3d	22	1.46mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,295	$1.13	4d	12	1.46mi
507 W 10th St Apt D Casa Grande, AZ	1.0	1.0	600	$1,050	$1.75	21d	1	1.49mi

Listing history 9 events

1. 2026-06-21
   days on market $20,000 Active 12 DOM
2. 2026-06-18
   days on market $20,000 Active 9 DOM
3. 2026-06-17
   days on market $20,000 Active 8 DOM
4. 2026-06-16
   days on market $20,000 Active 7 DOM
5. 2026-06-15
   days on market $20,000 Active 6 DOM
6. 2026-06-13
   days on market $20,000 Active 4 DOM
7. 2026-06-13
   days on market $20,000 Active 3 DOM
8. 2026-06-10
   remarks 200-char remark
9. 2026-06-10
   listed $20,000 Active 1 DOM

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $15,692
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$582
• Taxable income: $11,079
• Est. tax owed @ 24.0%: −$2,659
• After-tax cash flow: $8,079/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

1 event — show timeline

• 2026-06-08 Listed $20,000 ARMLS