155 E Rodeo Rd #21 · Casa Grande, AZ 85122

$125,000

2 bd · 2.0 ba · 1,092 sqft · Manufactured · 38 Days on market

Built 2004 Good condition Est $142k · 12% under

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Why this score? — see what drove the B 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 +28.9/30.0
• ARV discount +12.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME HOME to this IMMACULATE retreat! Impeccably cared for 2 bed / 2 bath home, all appliances, including the washer and dryer, are included. Features NEW LVP flooring throughout fully fenced yard and only 1 adjacent neighbor. There is a full covered patio in the front and back. You can park 2 vehicles side-by-side in the covered parking with additional room for guest parking. New AC, new interior/exterior paint, new stove, Workshop/Shed for hobbies or storage. Come check out this amazing home in the Rodeo Estates 55+ Community, you won't regret it!!

Key facts

• Workshop shed
• New lvp flooring
• Full covered patio

Tags

• NEW LVP FLOORING
• FULL COVERED PATIO
• WORKSHOP SHED
• RODEO ESTATES COMMUNITY

Property features AI

Finance

• Other: Lot size source: owner; Building area source: owner; Directions: From Pinal East on Rodeo Rd., South into park
• HOA & community: Land lease of $590 monthly; Association fee includes street maintenance; Community pool; Gated community; Heated community spa; Community media room; Fitness center

Exterior

• Parking: 2 covered spaces; 2 open parking spaces; 2 carport spaces
• Utilities: Private water company; Public sewer (see remarks)
• Home design: Manufactured/mobile housing; Leasehold ownership
• Construction: Wood siding and steel frame construction; Painted exterior; Composition roof
• Exterior features: Private heated spa; Private pickleball court; Storage; Shed(s); Block fencing; Desert front and gravel/stone front and back

Interior

• Kitchen: Built-in microwave; Laminate and other counters; Refrigerator; Dishwasher; Built-in electric oven
• Bedrooms: 2 possible bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Central air conditioning
• Interior features: Eat-in kitchen with breakfast bar; Pantry; No interior steps; 3/4 bath in master bedroom; Dual-pane windows
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 13 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.60%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $141,960
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2263 N Trekell Rd #81	0.57mi	2/2.0	1,200 (+10%)	13mo	$150,000	$125	46
2263 N Trekell Rd #159	0.57mi	2/2.0	1,232 (+13%)	10mo	$160,000	$130	44
2263 N Trekell Rd #175	0.57mi	2/2.0	1,232 (+13%)	11mo	$157,000	$127	43
2263 N Trekell Rd #30	0.54mi	2/2.0	1,232 (+13%)	20mo	$174,900	$142	36

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $9,560
• Equity at exit: $18,638

10-year hold

• IRR: 17.6%
• Equity multiple: 2.56×
• Total profit: $54,668
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $426

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 69%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 E Rodeo Rd Casa Grande, AZ	2.0	1.0–2.0	828	$1,436	$1.73	3d	25	0.51mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	24d	1	0.78mi
1139 E Yucca St Casa Grande, AZ	3.0	3.0	1300	$1,800	$1.38	24d	1	1.00mi
2060 N Trekell Rd Casa Grande, AZ	2.0	1.0–2.0	670	$1,300	$1.94	24d	4	1.14mi
1292 E Rodeo Rd Casa Grande, AZ	3.0	2.0	1005	$1,500	$1.49	5d	1	1.19mi
645 W Jardin Dr Casa Grande, AZ	3.0	2.0	1309	$1,650	$1.26	24d	1	1.22mi
776 W Fairlane Ct Casa Grande, AZ	3.0	2.0	1489	$3,200	$2.15	24d	1	1.23mi
1926 N Avenida de Palmas Casa Grande, AZ	2.0	2.0	1106	$1,199	$1.08	22d	3	1.25mi
1858 N Center Ave Casa Grande, AZ	2.0	2.0	1146	$1,500	$1.31	24d	1	1.27mi
1936 N Trekell Rd Casa Grande, AZ	1.0–4.0	1.0–2.0	1033	$1,492	$1.44	2d	29	1.28mi
803 W Jardin Dr Casa Grande, AZ	3.0	2.0	1491	$1,725	$1.16	4d	1	1.41mi
290 W Viola St Unit 4 Casa Grande, AZ	2.0	1.0	800	$1,250	$1.56	15d	1	1.42mi
2356 N Sand Hills Ct Casa Grande, AZ	3.0	2.0	1209	$1,995	$1.65	15d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $125,000 Active 38 DOM
2. 2026-06-17
   days on market $125,000 Active 37 DOM
3. 2026-06-16
   days on market $125,000 Active 36 DOM
4. 2026-06-15
   days on market $125,000 Active 35 DOM
5. 2026-06-13
   days on market $125,000 Active 33 DOM
6. 2026-06-13
   days on market $125,000 Active 32 DOM
7. 2026-06-09
   days on market $125,000 Active 29 DOM
8. 2026-06-08
   days on market $125,000 Active 28 DOM
9. 2026-06-07
   days on market $125,000 Active 27 DOM
10. 2026-06-04
    days on market $125,000 Active 24 DOM
11. 2026-06-03
    days on market $125,000 Active 23 DOM
12. 2026-06-02
    days on market $125,000 Active 22 DOM
13. 2026-06-01
    days on market $125,000 Active 21 DOM
14. 2026-05-31
    days on market $125,000 Active 20 DOM
15. 2026-05-11
    listed $125,000 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 · 16 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: $19,590
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$3,636
• Taxable income: $3,317
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $4,314/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 · 28 photos

Good 80/100 Cosmetic rehab

This immaculate 2-bedroom, 2-bathroom home in the Rodeo Estates 55+ Community is move-in ready with new appliances, flooring, and paint. It offers a fully fenced yard and a covered patio, making it an ideal investment.

Value-add opportunities

• Resale Paint the exterior — Enhances curb appeal
• Both Replace the patio furniture — Improves both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior — Enhances curb appeal ↑
• Both Replace the patio furniture — Improves both resale and rental 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

1 event — show timeline

• 2026-05-11 Listed $125,000 ARMLS