517 N Avenue A -- #27 · Casa Grande, AZ 85122

$24,900

2 bd · 1.0 ba · 720 sqft · Manufactured · 100 Days on market

Built 1968 Fair condition

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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 +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

720 sqft mobile home centrally located in Casa Grande, AZ. Paradise Gardens is a quiet ALL AGES community park near all major amenities in Casa Grande. Great home for intermittent or full time living. Recent updates in the kitchen and bathroom areas.

Key facts

• 2 parking spots
• Built 1968
• Listed 100 days

Property features AI

Finance

• HOA & community: Land lease of $600 monthly; Association covers grounds maintenance and street maintenance; Land lease community

Exterior

• Parking: 2 open parking spaces
• Utilities: Private water company; Public sewer (connected)
• Home design: Manufactured/Mobile home; Leasehold ownership
• Construction: Aluminum siding; Steel frame construction; Wood frame construction; Other roof
• Exterior features: Dirt front and dirt back yard; Private maintained road; Asphalt road surface

Interior

• Kitchen: Built-in gas oven; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Evaporative cooling; Mini split; Window/wall unit
• Interior features: Eat-in kitchen; Built-in gas oven

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $25k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.
• Cap rate 45.3% vs local median 4.0% 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); 632 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $172 of loan paydown is wiped out by about $747 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 4.99% ✓
• Cap rate: 45.30%
• Cash-on-cash: 139.30%
• DSCR: 7.20
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $3,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 N Avenue A -- #20	0.02mi	2/1.0	672 (-7%)	17mo	$3,500	$5	74
517 N Avenue A -- #07	0.02mi	2/1.5	672 (-7%)	19mo	$3,500	$5	70

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: 8.11×
• Total profit: $49,563
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 17.96×
• Total profit: $118,224
• Equity at exit: $2,153

Cash invested: $6,972 (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: 632
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $809

Break-even live

Break-even rent $218

Max offer price $24,900

Occupancy floor 30%

Sensitivity live

Price	-10% $827	-5% $818	+0% $809	+5% $801	+10% $792
Rent	-10% $711	-5% $760	+0% $809	+5% $858	+10% $907
Rate	-1.0pp $822	-0.5pp $816	base $809	+0.5pp $803	+1.0pp $796

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 N Kadota Ave Casa Grande, AZ	1.0	1.0	500	$1,100	$2.20	3d	1	0.63mi
104 N Casa Grande Ave Casa Grande, AZ	1.0	1.0	600	$900	$1.50	0d	1	0.83mi
50 N Casa Grande Ave Unit 5 Casa Grande, AZ	2.0	1.0	700	$1,050	$1.50	25d	1	0.87mi
710 N Olive Ave Unit 7 (033) Casa Grande, AZ	1.0	1.0	515	$925	$1.80	0d	1	0.93mi
710 N Olive Ave Unit 4 025 Casa Grande, AZ	1.0	1.0	515	$795	$1.54	6d	1	0.93mi
420 E McMurray Blvd Casa Grande, AZ	1.0	1.0	645	$895	$1.39	25d	1	1.03mi
1005 N Center Ave Unit A Casa Grande, AZ	1.0	1.0	525	$1,099	$2.09	25d	1	1.16mi
1005 N Center Ave Unit A Casa Grande, AZ	1.0	1.0	525	$1,099	$2.09	5d	1	1.16mi
240 1/2 E Beech Ave Casa Grande, AZ	2.0	1.0	710	$1,149	$1.62	21d	1	1.17mi
1564 N Morrison Ave Casa Grande, AZ	2.0–3.0	2.0	871	$956	$1.10	0d	19	1.19mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,165	$1.99	0d	1	1.23mi
1550 N Casa Grande Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	625	$1,199	$1.92	0d	1	1.24mi
1000 N Arizola Rd Casa Grande, AZ	2.0	1.0–2.0	621	$1,350	$2.17	0d	10	1.33mi
1641 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	750	$1,100	$1.47	0d	3	1.37mi
1450 E Cottonwood Ln Casa Grande, AZ	1.0–2.0	1.0–2.0	821	$1,995	$2.43	0d	21	1.38mi
1650 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	612	$1,170	$1.91	0d	5	1.39mi
412 W 9th St Casa Grande, AZ	1.0	1.0	360	$1,100	$3.06	25d	1	1.39mi
416 W 9th St Unit 1 Casa Grande, AZ	2.0	1.0	725	$1,200	$1.66	14d	1	1.41mi
419 W 9th St Apt A Casa Grande, AZ	2.0	1.0	750	$1,199	$1.60	25d	1	1.41mi
1771 E McMurray Blvd Casa Grande, AZ	1.0–2.0	1.0	733	$1,395	$1.90	0d	1	1.44mi
507 W 10th St Apt D Casa Grande, AZ	1.0	1.0	600	$1,050	$1.75	21d	1	1.49mi

Listing history 16 events

1. 2026-06-21
   days on market $24,900 Active 100 DOM
2. 2026-06-18
   days on market $24,900 Active 97 DOM
3. 2026-06-17
   days on market $24,900 Active 96 DOM
4. 2026-06-16
   days on market $24,900 Active 95 DOM
5. 2026-06-15
   days on market $24,900 Active 94 DOM
6. 2026-06-13
   days on market $24,900 Active 92 DOM
7. 2026-06-13
   pricedays on market $24,900 Active 91 DOM
8. 2026-06-09
   days on market $30,000 Active 88 DOM
9. 2026-06-08
   days on market $30,000 Active 87 DOM
10. 2026-06-07
    days on market $30,000 Active 86 DOM
11. 2026-06-04
    days on market $30,000 Active 83 DOM
12. 2026-06-03
    days on market $30,000 Active 82 DOM
13. 2026-06-02
    days on market $30,000 Active 81 DOM
14. 2026-06-01
    days on market $30,000 Active 80 DOM
15. 2026-05-31
    days on market $30,000 Active 79 DOM
16. 2026-03-13
    listed $30,000 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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 19 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: $14,908
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$124
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$724
• Taxable income: $9,905
• Est. tax owed @ 24.0%: −$2,377
• After-tax cash flow: $7,335/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance, with some cosmetic updates that could significantly enhance its resale and rental value.

Repairs flagged

• Minor Awning windows — Some wear, but not broken.
• Minor Exterior siding — Some discoloration, but no major damage.
• Minor Interior paint — Some wear, but not peeling or chipping significantly.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal.
• Resale Replace awning windows — Awning windows are a dated style and can be replaced with modern windows for a better look.
• Both Replace HVAC unit — A new HVAC unit can improve comfort and energy efficiency, benefiting both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Awning windows · Some wear, but not broken.	Minor	$500–3,000
Exterior siding · Some discoloration, but no major damage.	Minor	$500–3,000
Interior paint · Some wear, but not peeling or chipping significantly.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal. ↑
• Resale Replace awning windows — Awning windows are a dated style and can be replaced with modern windows for a better look. ↑
• Both Replace HVAC unit — A new HVAC unit can improve comfort and energy efficiency, benefiting 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

• 2026-03-13 Listed $30,000 ARMLS