1110 N Henness Rd Unit 2105-02105 · Casa Grande, AZ 85122

$159,995

2 bd · 2.0 ba · 1,188 sqft · Manufactured · 174 Days on market

Manufactured home 55+ age-restricted Built 2026 Excellent condition $135/sqft · 31% below area Est $233k · 31% 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 +14.0/30.0
• Condition / age +5.0/5.0
• DSCR +4.4/10.0
• 1% rule +4.3/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Appreciation +2.5/10.0
• Schools +1.4/10.0
• Manufactured-home adj. -4.3

Listing remarks

Located at 2105 Slippery Ridge Drive, this new home could be yours! Located in the vibrant 55+ active adult community of Palm Creek Resort and Residences this beautiful 2 bed, 2 bath open living home is the perfect blend of comfort and style. The kitchen is has stainless steel appliances, plenty of counter space and storage. The utility room has ample room for a full size washer and dryer. The Primary bedroom boasts a generous ensuite bathroom with a step-in shower and enormous walk in closet. Enjoy the outdoors with a lovely patio area, perfect for relaxation and entertaining.

Key facts

• Built 2026
• Listed 174 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-8 ($-101/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (13.2% below list).
• Recommended offer: $139k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); 901 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 174 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Recommended offer $138,895 (13.2% 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 174 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $232,565
• List price: $159,995
• Delta: -31.20%
• 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
1873 E Birch St	0.41mi	2/2.0	1,237 (+4%)	2mo	$227,000	$184	72
1547 E 12th St	1.05mi	2/2.0	1,218 (+2%)	0mo	$266,900	$219	61
1829 E Sandalwood Rd	0.47mi	2/2.0	1,297 (+9%)	5mo	$255,000	$197	59
1647 E Krystal St	1.24mi	3/2.0 (+1)	1,198 (+1%)	1mo	$281,000	$235	58
1547 E Melrose Dr	0.99mi	2/2.0	1,275 (+7%)	6mo	$228,000	$179	48
1570 E Earl Dr	0.96mi	2/2.0	1,275 (+7%)	6mo	$250,000	$196	48
1552 E Manor Dr	0.97mi	2/2.0	1,275 (+7%)	8mo	$235,500	$185	46
1553 E Prickly Pear Pl	1.38mi	3/2.0 (+1)	1,281 (+8%)	1mo	$285,000	$222	46
1718 E Birch St	0.66mi	2/2.0	1,013 (-15%)	4mo	$248,000	$245	42
1533 E Laurel Dr	1.05mi	2/2.0	1,458 (+23%)	3mo	$205,832	$141	38
1386 E 10th Pl	1.43mi	2/2.0	939 (-21%)	6mo	$249,900	$266	35
1542 E Melrose Dr	1.00mi	2/2.0	1,474 (+24%)	6mo	$227,000	$154	35

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: -14.9%
• Equity multiple: 0.46×
• Total profit: $-24,170
• Equity at exit: $23,856

10-year hold

• IRR: -3.8%
• Equity multiple: 0.73×
• Total profit: $-12,021
• Equity at exit: $13,833

Cash invested: $44,799 (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 →

Active competition Active MLS

• For sale now: 31 active · 1 under contract
• Median asking: $158,995 ($137/sqft)
• Median days on market: 118 d
• This list price: 52% of active listings are priced below it
• ARV vs active asking: +42.6% 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: 901
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-8

Break-even live

Break-even rent $1,400

Max offer price $158,777

Occupancy floor 96%

Sensitivity live

Price	-10% $102	-5% $47	+0% $-8	+5% $-64	+10% $-119
Rent	-10% $-118	-5% $-63	+0% $-8	+5% $46	+10% $101
Rate	-1.0pp $72	-0.5pp $32	base $-8	+0.5pp $-50	+1.0pp $-92

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: $39,999
• Closing costs: $4,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 Henness Rd Casa Grande, AZ	2.0	2.0	1166	$1,649	$1.41	0d	1	0.39mi
1762 E Sycamore Rd Casa Grande, AZ	3.0	2.0	1273	$3,500	$2.75	74d	1	0.65mi
1727 E Birch St Casa Grande, AZ	3.0	2.0	1196	$1,595	$1.33	30d	1	0.66mi
1771 E McMurray Blvd Casa Grande, AZ	1.0–2.0	1.0	733	$1,395	$1.90	0d	1	0.73mi
1682 E Kielly Ln Casa Grande, AZ	3.0	2.0	1494	$2,400	$1.61	54d	1	0.75mi
1000 N Arizola Rd Casa Grande, AZ	2.0	1.0–2.0	621	$1,290	$2.08	0d	20	0.79mi
422 N Via Del Cielo Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,172	$1.99	0d	27	0.97mi
1821 E Florence Blvd Casa Grande, AZ	1.0–3.0	1.0–2.0	1091	$1,604	$1.47	0d	1	1.05mi
1620 E Silver Reef Dr Casa Grande, AZ	3.0	2.0	1202	$1,575	$1.31	120d	1	1.11mi
1715 N Peart Rd Casa Grande, AZ	2.0–4.0	1.0–2.0	1221	$1,399	$1.15	0d	49	1.12mi
1450 E Cottonwood Ln Casa Grande, AZ	1.0–2.0	1.0–2.0	821	$1,845	$2.25	0d	64	1.24mi
1650 E Jardin Pl Casa Grande, AZ	3.0	2.0	1411	$1,695	$1.20	120d	1	1.28mi
1636 E Jardin Pl Casa Grande, AZ	3.0	2.0	1411	$1,799	$1.27	74d	1	1.30mi
1456 E 9th St #118 Casa Grande, AZ	2.0	2.0	1495	$1,325	$0.89	33d	1	1.34mi
2071 N St Bonita Ln Casa Grande, AZ	3.0	2.0	1300	$1,750	$1.35	4d	1	1.37mi
255 N Camino Mercado Casa Grande, AZ	1.0–3.0	1.0–2.0	1041	$1,660	$1.59	0d	64	1.40mi
1766 E Bishop Pl Casa Grande, AZ	3.0	2.0	1301	$1,840	$1.41	74d	1	1.44mi

Property features AI

Finance

• Financial info: Active listingList price $189,995

Exterior

• Home design: Spec homeUnit at 1110 N Henness Rd, Casa Grande, AZ 85122
• Exterior features: Property has 1,188 living area

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Open living area

Listing history 50 events

1. 2026-09-23
   days on market $159,995 Active 174 DOM
2. 2026-09-22
   days on market $159,995 Active 173 DOM
3. 2026-09-21
   days on market $159,995 Active 172 DOM
4. 2026-09-20
   days on market $159,995 Active 171 DOM
5. 2026-09-19
   days on market $159,995 Active 170 DOM
6. 2026-09-18
   days on market $159,995 Active 169 DOM
7. 2026-09-17
   days on market $159,995 Active 168 DOM
8. 2026-09-16
   days on market $159,995 Active 167 DOM
9. 2026-09-15
   days on market $159,995 Active 166 DOM
10. 2026-09-14
    days on market $159,995 Active 165 DOM
11. 2026-09-14
    days on market $159,995 Active 164 DOM
12. 2026-09-12
    days on market $159,995 Active 163 DOM
13. 2026-09-11
    days on market $159,995 Active 162 DOM
14. 2026-09-05
    days on market $159,995 Active 156 DOM
15. 2026-09-04
    days on market $159,995 Active 155 DOM
16. 2026-09-03
    days on market $159,995 Active 154 DOM
17. 2026-08-31
    days on market $159,995 Active 151 DOM
18. 2026-08-30
    days on market $159,995 Active 150 DOM
19. 2026-08-29
    days on market $159,995 Active 149 DOM
20. 2026-08-28
    days on market $159,995 Active 148 DOM
21. 2026-08-27
    days on market $159,995 Active 147 DOM
22. 2026-08-26
    days on market $159,995 Active 146 DOM
23. 2026-08-25
    days on market $159,995 Active 145 DOM
24. 2026-08-24
    days on market $159,995 Active 144 DOM
25. 2026-08-23
    days on market $159,995 Active 143 DOM
26. 2026-08-22
    days on market $159,995 Active 142 DOM
27. 2026-08-21
    days on market $159,995 Active 141 DOM
28. 2026-08-20
    days on market $159,995 Active 140 DOM
29. 2026-08-19
    days on market $159,995 Active 139 DOM
30. 2026-08-18
    days on market $159,995 Active 138 DOM
31. 2026-08-17
    days on market $159,995 Active 137 DOM
32. 2026-08-16
    days on market $159,995 Active 136 DOM
33. 2026-08-15
    days on market $159,995 Active 135 DOM
34. 2026-08-14
    days on market $159,995 Active 134 DOM
35. 2026-08-13
    days on market $159,995 Active 133 DOM
36. 2026-08-12
    days on market $159,995 Active 132 DOM
37. 2026-08-11
    days on market $159,995 Active 131 DOM
38. 2026-08-10
    days on market $159,995 Active 130 DOM
39. 2026-08-09
    days on market $159,995 Active 129 DOM
40. 2026-08-08
    days on market $159,995 Active 128 DOM
41. 2026-08-06
    days on market $159,995 Active 126 DOM
42. 2026-08-05
    days on market $159,995 Active 125 DOM
43. 2026-08-04
    days on market $159,995 Active 124 DOM
44. 2026-08-03
    days on market $159,995 Active 123 DOM
45. 2026-07-31
    days on market $159,995 Active 120 DOM
46. 2026-07-30
    days on market $159,995 Active 119 DOM
47. 2026-07-30
    days on market $159,995 Active 118 DOM
48. 2026-07-28
    days on market $159,995 Active 117 DOM
49. 2026-07-26
    days on market $159,995 Active 115 DOM
50. 2026-07-24
    days on market $159,995 Active 113 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: $16,667
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$4,654
• Taxable loss: −$2,816
• Est. tax savings @ 24.0%: +$676
• After-tax cash flow: $575/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

Excellent 100/100 None rehab

This new home in Palm Creek Resort and Residences is move-in ready with excellent condition and no visible repairs needed. It offers a great blend of comfort and style, perfect for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Adding a small front porch or patio — This can increase the home's appeal and functionality for both resale and rental. ↑
• Resale Upgrading the kitchen appliances — Modernizing the kitchen can attract more buyers and renters. ↑
• Both Installing a smart home system — This can improve energy efficiency and add a modern touch, appealing to both buyers and renters. ↑
• Both Landscaping the front yard — A well-maintained front yard can enhance curb appeal and attract more potential buyers and renters. ↑

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%
• 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%

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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

• Financial info: Active listingList price $189,995

Exterior

• Home design: Spec homeUnit at 1110 N Henness Rd, Casa Grande, AZ 85122
• Exterior features: Property has 1,188 living area

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Open living area