450 W Sunwest Dr #194 · Casa Grande, AZ 85122

$59,999

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 91 Days on market

Built 1988 Est $87k · 31% under ↓ 50% since listing

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

This is a wonderful 3 bedroom 2 bathroom home in the beautiful Sunwest RV Resort 55+ community. Features include a large welcoming covered patio for enjoying the Arizona winters. Upon entry you'll find Vaulted ceiling in the living room with skylights making for a nice bright interior. Neutral colors throughout, walk-in primary shower, and well appointed guest bedrooms makes this home a must see! An additional storage off the carport is a large and flexible space perfect for a workshop. The Sunwest RV Resort park offers a clubhouse, pool and activities. Don't hesitate to see this home!

Key facts

• 2 parking spots
• Community pool
• Built 1988

Property features AI

Finance

• HOA & community: Land lease of $640 per month; Association maintains grounds; Community pool; Gated community; Community spa (heated); Biking/walking path

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: Private water company; Public sewer
• Home design: Manufactured / mobile home; Leasehold ownership
• Construction: Wood frame construction; Painted exterior
• Exterior features: Gravel/stone front yard; Gravel/stone backyard; Chain link fencing; Composition roof

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: Up to 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Breakfast bar; Full bathroom in primary bedroom; Refrigerator; Dishwasher; Garbage disposal
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 30.5% 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); 628 active listings in the ZIP; 25 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).
• This rent runs 36% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $5k (8%) 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,599 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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: 3.42% ✓
• Cap rate: 30.46%
• Cash-on-cash: 86.32%
• DSCR: 4.84
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $87,360
• 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 #68	0.00mi	3/2.0	1,364 (+2%)	4mo	$80,000	$59	94
450 W Sunwest Dr #114	0.00mi	3/2.0	1,328 (-1%)	6mo	$59,000	$44	93
450 W Sunwest Dr #17	0.00mi	3/2.0	1,344 (0%)	11mo	$92,500	$69	91
426 W Cottonwood Ln #94	0.14mi	2/2.0 (-1)	1,280 (-5%)	3mo	$32,000	$25	79
450 W Sunwest Dr #183	0.04mi	2/2.0 (-1)	1,232 (-8%)	10mo	$80,000	$65	71
450 W Sunwest Dr #139	0.00mi	3/2.0	1,152 (-14%)	6mo	$75,000	$65	71
450 W Sunwest Dr #278	0.00mi	2/2.0 (-1)	1,220 (-9%)	12mo	$88,000	$72	70
312 E O'neil Dr #103	0.68mi	3/2.0	1,344 (0%)	1mo	$140,000	$104	68
120 W O'neil Dr #84	0.46mi	2/2.0 (-1)	1,352 (+1%)	7mo	$70,000	$52	67
708 W Mcmurray Blvd #29	0.62mi	3/2.0	1,388 (+3%)	4mo	$28,000	$20	62
1820 N Thornton Rd #908	0.69mi	3/2.0	1,513 (+13%)	3mo	$205,000	$135	45
312 E O'neil Dr #156	0.68mi	2/2.0 (-1)	1,260 (-6%)	11mo	$183,000	$145	44

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: 88.6%
• Equity multiple: 5.20×
• Total profit: $70,634
• Equity at exit: $8,946

10-year hold

• IRR: 92.0%
• Equity multiple: 11.42×
• Total profit: $174,985
• Equity at exit: $5,188

Cash invested: $16,800 (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: 2.4×

Monthly cashflow live

• Estimated rent: $2,055 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $1,208

Break-even live

Break-even rent $525

Max offer price $59,999

Occupancy floor 36%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	0.40mi
767 W Barrus Dr Casa Grande, AZ	3.0	2.0	1463	$1,695	$1.16	24d	1	0.55mi
1858 N Center Ave Casa Grande, AZ	2.0	2.0	1146	$1,500	$1.31	24d	1	0.75mi
645 W Jardin Dr Casa Grande, AZ	3.0	2.0	1309	$1,650	$1.26	24d	1	0.78mi
736 W Palo Verde Dr Casa Grande, AZ	3.0	2.0	1810	$3,550	$1.96	24d	1	0.78mi
1640 N Cameron St Unit 1640 Casa Grande, AZ	3.0	2.5	1577	$3,250	$2.06	24d	1	0.83mi
1640 N Cameron St Casa Grande, AZ	3.0	2.0	1577	$3,250	$2.06	21d	1	0.83mi
1640 N Cameron St Casa Grande, AZ	3.0	2.0	1577	$3,250	$2.06	23d	1	0.83mi
1642 N Cameron St Casa Grande, AZ	3.0	2.5	1577	$3,250	$2.06	24d	1	0.84mi
803 W Jardin Dr Casa Grande, AZ	3.0	2.0	1491	$1,725	$1.16	4d	1	0.85mi
1846 N Princeton Ave Casa Grande, AZ	4.0	2.0	1786	$1,750	$0.98	4d	1	0.92mi
1641 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	750	$1,100	$1.47	1d	3	0.94mi
520 W Casa Mirage Ct Casa Grande, AZ	3.0	2.0	1536	$1,600	$1.04	4d	1	0.94mi
1010 N Park Ave Casa Grande, AZ	2.0	1.0	920	$1,100	$1.20	12d	1	0.96mi
1564 N Morrison Ave Casa Grande, AZ	2.0–3.0	2.0	871	$1,318	$1.51	1d	20	0.97mi
1113 W Corinthian Cir Casa Grande, AZ	3.0	2.0	981	$1,395	$1.42	14d	1	1.01mi
776 W Fairlane Ct Casa Grande, AZ	3.0	2.0	1489	$3,200	$2.15	24d	1	1.06mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	24d	1	1.14mi
845 W Crooked Stick Dr Casa Grande, AZ	3.0	2.0	1601	$2,000	$1.25	24d	1	1.18mi
1775 N Terrace Cir Casa Grande, AZ	3.0	2.0	1628	$1,699	$1.04	14d	1	1.24mi
1926 N Avenida de Palmas Casa Grande, AZ	2.0	2.0	1106	$1,199	$1.08	21d	3	1.35mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,640	$2.42	1d	1	1.36mi
1153 E Gabrilla Dr Casa Grande, AZ	4.0	2.0	1689	$1,795	$1.06	19d	1	1.46mi
919 N Gilbert Ave Casa Grande, AZ	3.0	2.0	1630	$1,975	$1.21	5d	1	1.47mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,498	$1.31	2d	12	1.49mi

Listing history 19 events

1. 2026-06-03
   status $59,999 Pending 91 DOM
2. 2026-06-02
   days on market $59,999 Active 91 DOM
3. 2026-06-01
   days on market $59,999 Active 90 DOM
4. 2026-05-31
   days on market $59,999 Active 89 DOM
5. 2026-04-08
   price $59,999
6. 2026-03-03
   listed $65,000 Active
7. 2026-01-01
   historical
8. 2025-12-04
   price $74,999
9. 2025-09-12
   price $78,999
10. 2025-06-20
    price $84,999
11. 2025-06-13
    price $89,000
12. 2025-02-27
    price $99,000
13. 2025-02-10
    price $99,500
14. 2025-01-27
    listed $105,000 Active
15. 2024-03-04
    soldstatus $110,000 Closed 592-char remark

    Show marketing remark (592 chars)

    This is a wonderful 3 bedroom 2 bathroom home in the beautiful Sunwest RV Resort 55+ community. Features include a large welcoming covered patio for enjoying the Arizona winters. Upon entry you'll find Vaulted ceiling in the living room with skylights making for a nice bright interior. Neutral colors throughout, walk-in primary shower, and well appointed guest bedrooms makes this home a must see! An additional storage off the carport is a large and flexible space perfect for a workshop. The Sunwest RV Resort park offers a clubhouse, pool and activities. Don't hesitate to see this home!

16. 2024-01-29
    historical Under Contract Accepting Backups 592-char remark

    Show marketing remark (592 chars)

    This is a wonderful 3 bedroom 2 bathroom home in the beautiful Sunwest RV Resort 55+ community. Features include a large welcoming covered patio for enjoying the Arizona winters. Upon entry you'll find Vaulted ceiling in the living room with skylights making for a nice bright interior. Neutral colors throughout, walk-in primary shower, and well appointed guest bedrooms makes this home a must see! An additional storage off the carport is a large and flexible space perfect for a workshop. The Sunwest RV Resort park offers a clubhouse, pool and activities. Don't hesitate to see this home!

17. 2024-01-22
    listed $119,000 Active 592-char remark

    Show marketing remark (592 chars)

    This is a wonderful 3 bedroom 2 bathroom home in the beautiful Sunwest RV Resort 55+ community. Features include a large welcoming covered patio for enjoying the Arizona winters. Upon entry you'll find Vaulted ceiling in the living room with skylights making for a nice bright interior. Neutral colors throughout, walk-in primary shower, and well appointed guest bedrooms makes this home a must see! An additional storage off the carport is a large and flexible space perfect for a workshop. The Sunwest RV Resort park offers a clubhouse, pool and activities. Don't hesitate to see this home!

18. 2023-02-04
    historical
19. 2023-01-31
    listed $120,000 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: $24,654
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$1,745
• Taxable income: $14,403
• Est. tax owed @ 24.0%: −$3,457
• After-tax cash flow: $11,044/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

-50.0% since first listed

15 events — show timeline

• 2026-04-08 Price Changed $59,999 ARMLS
• 2026-03-03 Listed $65,000 ARMLS
• 2026-01-01 Listing Removed — ARMLS
• 2025-12-04 Price Changed $74,999 ARMLS
• 2025-09-12 Price Changed $78,999 ARMLS
• 2025-06-20 Price Changed $84,999 ARMLS
• 2025-06-13 Price Changed $89,000 ARMLS
• 2025-02-27 Price Changed $99,000 ARMLS
• 2025-02-10 Price Changed $99,500 ARMLS
• 2025-01-27 Listed $105,000 ARMLS
• 2024-03-04 Sold (MLS) $110,000 ARMLS
• 2024-01-29 Contingent — ARMLS
• 2024-01-22 Listed $119,000 ARMLS
• 2023-02-04 Listing Removed — ARMLS
• 2023-01-31 Listed $120,000 ARMLS