2100 N Trekell Rd #22 · Casa Grande, AZ 85122

$28,000

2 bd · 1.0 ba · 1,190 sqft · Manufactured · 288 Days on market

Built 1971 ↓ 16% since listing

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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

Priced to sell fast, this home is ready for your personal touches! The addition to the home adds comfortable living space, and newly serviced HVAC adds peace of mind. Come join this active community and all it has to offer.

Key facts

• Newly serviced hvac
• 2 parking spots
• Community pool

Tags

• NEWLY SERVICED HVAC

Property features AI

Finance

• Other: Lot size source: assessor
• HOA & community: Land lease of $495 per month; Association covers grounds maintenance and street maintenance; Community amenities include pool, gated entry, heated community spa, community media room, coin-operated laundry

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile housing; Leasehold ownership; Property listed in fixer condition
• Construction: Steel frame construction; Building area source: owner
• Exterior features: Desert front and back landscaping; Gravel/stone front and back; No fencing; Painted exterior; Roof details: see remarks

Interior

• Kitchen: Electric range/oven; Multiple ovens; Laminate countertops
• Bedrooms: Space for up to 2 bedrooms
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Laminate counters; Refrigerator provided
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $28k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $28k).
• Recommended offer: $25k (12.0% below list) — sets the bar for market timing.
• Cap rate 51.1% 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 15d 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 $194 of loan paydown is wiped out by about $840 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 288 days — a 12% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $6k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 288 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 5.60% ✓
• Cap rate: 51.10%
• Cash-on-cash: 160.03%
• DSCR: 8.12
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $148,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 N Trekell Rd #204	0.00mi	2/2.0	1,152 (-3%)	4mo	$39,500	$34	87
2100 N Trekell Rd #88	0.00mi	2/2.0	1,300 (+9%)	3mo	$22,000	$17	78
2100 N Trekell Rd #20	0.00mi	2/2.0	1,040 (-13%)	0mo	$40,000	$38	74
2140 N Cajeme Ave	0.15mi	2/2.0	1,105 (-7%)	4mo	$53,900	$49	74
2263 N Trekell Rd #48	0.32mi	2/2.0	1,232 (+4%)	2mo	$165,900	$135	73
2100 Trekell Rd #283	0.00mi	2/2.0	1,056 (-11%)	8mo	$65,000	$62	71
2100 N Trekell Rd #59	0.00mi	2/2.0	1,056 (-11%)	13mo	$74,000	$70	66
2263 N Trekell Rd #81	0.52mi	2/2.0	1,200 (+1%)	13mo	$150,000	$125	60
2263 N Trekell Rd #159	0.52mi	2/2.0	1,232 (+4%)	10mo	$160,000	$130	58
2263 N Trekell Rd #175	0.52mi	2/2.0	1,232 (+4%)	11mo	$157,000	$127	57
2263 N Trekell Rd #20	0.52mi	2/2.0	1,288 (+8%)	10mo	$169,900	$132	50
2263 N Trekell Rd #113	0.52mi	2/2.0	1,349 (+13%)	12mo	$182,500	$135	39

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: —
• Equity multiple: 9.24×
• Total profit: $64,640
• Equity at exit: $4,175

10-year hold

• IRR: —
• Equity multiple: 20.52×
• Total profit: $153,002
• Equity at exit: $2,421

Cash invested: $7,840 (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: 1.5×

Monthly cashflow live

• Estimated rent: $1,568 high
• Mortgage (P&I): −$147
• Tax est. 1.5%: −$35 /mo · $420/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $1,046

Break-even live

Break-even rent $245

Max offer price $28,000

Occupancy floor 28%

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1139 E Yucca St Casa Grande, AZ	3.0	3.0	1300	$1,800	$1.38	24d	1	0.23mi
2060 N Trekell Rd Casa Grande, AZ	2.0	1.0–2.0	670	$1,300	$1.94	24d	4	0.26mi
1936 N Trekell Rd Casa Grande, AZ	1.0–4.0	1.0–2.0	1033	$1,492	$1.44	1d	29	0.50mi
1926 N Avenida de Palmas Casa Grande, AZ	2.0	2.0	1106	$1,199	$1.08	21d	3	0.66mi
1292 E Rodeo Rd Casa Grande, AZ	3.0	2.0	1005	$1,500	$1.49	5d	1	0.72mi
700 E Rodeo Rd Casa Grande, AZ	2.0	1.0–2.0	828	$1,436	$1.73	3d	25	0.89mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,295	$1.13	3d	12	1.02mi
1858 N Center Ave Casa Grande, AZ	2.0	2.0	1146	$1,500	$1.31	24d	1	1.21mi
1636 E Jardin Pl Casa Grande, AZ	3.0	2.0	1411	$1,999	$1.42	5d	1	1.21mi
1650 E Jardin Pl Casa Grande, AZ	3.0	2.0	1411	$1,695	$1.20	24d	1	1.24mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,165	$1.99	1d	1	1.28mi
1620 E Silver Reef Dr Casa Grande, AZ	3.0	2.0	1202	$1,575	$1.31	24d	1	1.30mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	24d	1	1.34mi
1641 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	750	$1,100	$1.47	1d	3	1.39mi
1450 E Cottonwood Ln Casa Grande, AZ	1.0–2.0	1.0–2.0	821	$1,995	$2.43	1d	18	1.40mi
1715 N Peart Rd Casa Grande, AZ	2.0–4.0	1.0–2.0	1221	$1,465	$1.20	2d	22	1.44mi
290 W Viola St Unit 4 Casa Grande, AZ	2.0	1.0	800	$1,250	$1.56	15d	1	1.45mi
1560 E Demain Dr Casa Grande, AZ	3.0	2.0	1304	$1,595	$1.22	24d	1	1.46mi

Listing history 9 events

1. 2026-04-09
   status Active
2. 2026-03-09
   status Pending
3. 2026-03-03
   historical Contract Contingent on Buyer Sale
4. 2025-11-25
   status Active
5. 2025-11-21
   historical Contract Contingent on Buyer Sale
6. 2025-11-17
   price $28,000
7. 2025-08-04
   status Active
8. 2025-07-25
   historical Contract Contingent on Buyer Sale
9. 2025-07-11
   listed $33,500 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥113°F today · 14 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: $18,820
• − Mortgage interest: −$1,568
• − Property taxes: −$420
• − Insurance: −$140
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$815
• Taxable income: $12,866
• Est. tax owed @ 24.0%: −$3,088
• After-tax cash flow: $9,458/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

-16.4% since first listed

9 events — show timeline

• 2026-04-09 Relisted — ARMLS
• 2026-03-09 Pending — ARMLS
• 2026-03-03 Contingent — ARMLS
• 2025-11-25 Relisted — ARMLS
• 2025-11-21 Contingent — ARMLS
• 2025-11-17 Price Changed $28,000 ARMLS
• 2025-08-04 Relisted — ARMLS
• 2025-07-25 Contingent — ARMLS
• 2025-07-11 Listed $33,500 ARMLS