450 W Sunwest Dr #265 · Casa Grande, AZ 85122

$87,500

3 bd · 2.0 ba · 1,232 sqft · Manufactured · 64 Days on market

Built 1996 Average condition 4,750 sqft lot Est $80k · 9% over ↓ 35% since listing

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Why this score? — see what drove the C+ 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
• Rent growth +3.7/5.0
• ARV discount +3.3/15.0
• Livability +2.9/5.0
• Condition / age +2.8/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Lovely 3 bedroom 2 bathroom home in the 55+ community of Sunwest Village. Updated home with new laminate floors in the main areas, nice, bright open kitchen & spacious laundry area. Comfortable covered patio, perfect for entertaining or enjoying a cup of coffee. Community offers a Club House, pool & social activities.

Key facts

• Updated home
• New laminate floors
• Club house

Tags

• UPDATED HOME
• NEW LAMINATE FLOORS
• BRIGHT OPEN KITCHEN
• SPACIOUS LAUNDRY AREA
• COMFORTABLE COVERED PATIO
• CLUB HOUSE

Property features AI

Finance

• HOA & community: Land lease (monthly $650); Association fee includes grounds maintenance; Community pool

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: Private water company; Public sewer
• Home design: Manufactured/Mobile home; Leasehold ownership
• Construction: Wood siding; Wood frame construction; Composition roof
• Exterior features: Partial fencing; Gravel/stone front; Private maintained road; Heated spa

Interior

• Kitchen: Refrigerator
• Bedrooms: Up to 3 bedrooms (possible)
• Flooring: Carpet; Laminate; Stone
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Full bathroom in the master bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $88k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $82k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $605 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,250 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.85% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.10%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $80,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 W Sunwest Dr #183	0.20mi	2/2.0 (-1)	1,232 (0%)	10mo	$80,000	$65	77
450 W Sunwest Dr #139	0.19mi	3/2.0	1,152 (-6%)	6mo	$75,000	$65	75
450 W Sunwest Dr #278	0.19mi	2/2.0 (-1)	1,220 (-1%)	12mo	$88,000	$72	75
426 W Cottonwood Ln #94	0.25mi	2/2.0 (-1)	1,280 (+4%)	3mo	$32,000	$25	75
450 W Sunwest Dr #114	0.19mi	3/2.0	1,328 (+8%)	6mo	$59,000	$44	73
450 W Sunwest Dr #68	0.19mi	3/2.0	1,364 (+11%)	4mo	$80,000	$59	70
426 W Cottonwood Ln #54	0.27mi	2/2.0 (-1)	1,248 (+1%)	13mo	$85,000	$68	70
450 W Sunwest Dr #17	0.19mi	3/2.0	1,344 (+9%)	11mo	$92,500	$69	67
450 W Sunwest Dr #273	0.19mi	2/2.0 (-1)	1,368 (+11%)	13mo	$89,500	$65	57
708 W Mcmurray Blvd #29	0.49mi	3/2.0	1,388 (+13%)	4mo	$28,000	$20	53
120 W O'neil Dr #58	0.64mi	3/2.0	1,056 (-14%)	2mo	$48,999	$46	44
120 W O'neil Dr #84	0.64mi	2/2.0 (-1)	1,352 (+10%)	7mo	$70,000	$52	43

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: 30.1%
• Equity multiple: 2.29×
• Total profit: $31,542
• Equity at exit: $13,047

10-year hold

• IRR: 38.3%
• Equity multiple: 4.85×
• Total profit: $94,234
• Equity at exit: $7,565

Cash invested: $24,500 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,621 high
• Mortgage (P&I): −$459
• Tax est. 1.5%: −$109 /mo · $1,312/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $676

Break-even live

Break-even rent $765

Max offer price $87,500

Occupancy floor 53%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
541 W Melrose Dr Casa Grande, AZ	3.0	2.0	1101	$1,600	$1.45	24d	1	0.33mi
767 W Barrus Dr Casa Grande, AZ	3.0	2.0	1463	$1,695	$1.16	24d	1	0.59mi
701 W 12th St Unit F Casa Grande, AZ	2.0	1.0	745	$1,500	$2.01	24d	1	0.68mi
290 W Viola St Unit 4 Casa Grande, AZ	2.0	1.0	800	$1,250	$1.56	15d	1	0.73mi
1113 W Corinthian Cir Casa Grande, AZ	3.0	2.0	981	$1,395	$1.42	15d	1	0.83mi
645 W Jardin Dr Casa Grande, AZ	3.0	2.0	1309	$1,650	$1.26	24d	1	0.91mi
416 W 9th St Unit 1 Casa Grande, AZ	2.0	1.0	725	$1,200	$1.66	12d	1	0.92mi
803 W Jardin Dr Casa Grande, AZ	3.0	2.0	1491	$1,725	$1.16	4d	1	0.92mi
1010 N Park Ave Casa Grande, AZ	2.0	1.0	920	$1,100	$1.20	12d	1	0.94mi
419 W 9th St Apt A Casa Grande, AZ	2.0	1.0	750	$1,199	$1.60	24d	1	0.95mi
1858 N Center Ave Casa Grande, AZ	2.0	2.0	1146	$1,500	$1.31	24d	1	0.97mi
300 W 9th St Casa Grande, AZ	2.0	1.0	775	$999	$1.29	22d	1	0.98mi
1550 N Casa Grande Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	625	$1,199	$1.92	1d	1	1.02mi
803 N Park Ave Casa Grande, AZ	2.0	1.0	822	$1,275	$1.55	5d	1	1.08mi
1641 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	750	$1,100	$1.47	1d	3	1.12mi
1564 N Morrison Ave Casa Grande, AZ	2.0–3.0	2.0	871	$1,318	$1.51	1d	20	1.12mi
776 W Fairlane Ct Casa Grande, AZ	3.0	2.0	1489	$3,200	$2.15	24d	1	1.15mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	24d	1	1.31mi

Listing history 18 events

1. 2026-06-18
   days on market $87,500 Active 64 DOM
2. 2026-06-17
   days on market $87,500 Active 63 DOM
3. 2026-06-16
   days on market $87,500 Active 62 DOM
4. 2026-06-15
   days on market $87,500 Active 61 DOM
5. 2026-06-13
   days on market $87,500 Active 59 DOM
6. 2026-06-13
   days on market $87,500 Active 58 DOM
7. 2026-06-09
   days on market $87,500 Active 55 DOM
8. 2026-06-08
   days on market $87,500 Active 54 DOM
9. 2026-06-07
   days on market $87,500 Active 53 DOM
10. 2026-06-04
    days on market $87,500 Active 50 DOM
11. 2026-06-03
    days on market $87,500 Active 49 DOM
12. 2026-06-02
    days on market $87,500 Active 48 DOM
13. 2026-06-01
    days on market $87,500 Active 47 DOM
14. 2026-05-31
    days on market $87,500 Active 46 DOM
15. 2026-04-08
    listed $87,500 Active
16. 2026-04-07
    historical
17. 2025-12-13
    price $120,000
18. 2025-11-11
    listed $135,000 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 6/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥113°F today · 15 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: $19,451
• − Mortgage interest: −$4,901
• − Property taxes: −$1,312
• − Insurance: −$438
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$2,545
• Taxable income: $7,142
• Est. tax owed @ 24.0%: −$1,714
• After-tax cash flow: $6,396/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 · 12 photos

Average 55/100 Cosmetic rehab

This 3-bedroom, 2-bathroom home in Sunwest Village is in average condition with cosmetic updates needed. It offers a good foundation and potential for significant value increase with updates to the kitchen, bathrooms, and exterior.

Repairs flagged

• Minor kitchen cabinets — Older cabinets need updating.
• Minor kitchen appliances — Older appliances need replacing.
• Minor bathroom fixtures — Older fixtures need updating.
• Minor exterior siding — Siding shows some wear and could be repainted or replaced.
• Minor interior walls — Painted walls show signs of wear and could be repainted or updated.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Updating kitchen cabinets and appliances — Modernizes the kitchen and increases value
• Both Updating bathroom fixtures — Modernizes the bathrooms and increases value
• Both Painting interior walls — Enhances the interior and increases value
• Both Landscaping and curb appeal improvements — Enhances curb appeal and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Older cabinets need updating.	Minor	$500–3,000
kitchen appliances · Older appliances need replacing.	Minor	$500–3,000
bathroom fixtures · Older fixtures need updating.	Minor	$500–3,000
exterior siding · Siding shows some wear and could be repainted or replaced.	Minor	$500–3,000
interior walls · Painted walls show signs of wear and could be repainted or updated.	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Updating kitchen cabinets and appliances — Modernizes the kitchen and increases value ↑
• Both Updating bathroom fixtures — Modernizes the bathrooms and increases value ↑
• Both Painting interior walls — Enhances the interior and increases value ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and increases value ↑

ⓘ 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

-35.2% since first listed

4 events — show timeline

• 2026-04-08 Listed $87,500 ARMLS
• 2026-04-07 Listing Removed — ARMLS
• 2025-12-13 Price Changed $120,000 ARMLS
• 2025-11-11 Listed $135,000 ARMLS