450 W Sunwest Dr #49 · Casa Grande, AZ 85122

$69,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 53 Days on market

Built 1999 Good condition Est $69k · at est. ↓ 30% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.7/15.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Seller offering 3 months paid land lease with acceptable offer! Enjoy resort-style living in Sunwest Resort Village, a sought-after 55+ active adult community in Casa Grande. This turnkey, beautifully updated 3-bedroom, 2-bath home features a bright open layout, remodeled kitchen with modern appliances, refreshed cabinetry, generous counter space, new flooring, updated fixtures, and fresh interior paint. Split floor plan offers comfortable bedrooms and ample storage. Relax outdoors with low-maintenance landscaping and covered parking. Community amenities include a pool, spa, clubhouse, fitness center, billiards, shuffleboard, planned activities, and BBQ area. Perfect for full-time or season

Key facts

• Parking
• Community pool
• Built 1999

Property features AI

Finance

• Other: Spa is heated
• HOA & community: No association fees; Land lease: $580 monthly; Community pool; Community spa; Community media room

Exterior

• Parking: 1 covered parking space; 1 carport space
• Utilities: Private water company; Public sewer (connected)
• Home design: Manufactured/mobile home; Leasehold ownership; Asphalt road access
• Construction: Wood frame construction; Painted exterior; Composition roof; Rolled/hot mop roof; Building area reported by owner
• Exterior features: Storage; Gravel/stone front yard; Gravel/stone back yard; City-maintained road

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher
• Bedrooms: 3 possible bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High speed internet; Eat-in kitchen; Vaulted ceilings; Master bedroom with 3/4 bath; Dual-pane windows
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.9% 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: Cottonwood Elementary School (math 8% / reading 8%, grade F, #1,056 of 1,109 statewide, top 96%, 451 students, 89% FRL); Casa Grande Middle School (math 7% / reading 12%, grade F, #197 of 218 statewide, top 91%, 645 students, 84% FRL); 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 at typical pace (median 17d 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 $483 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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: 2.32% ✓
• Cap rate: 19.95%
• Cash-on-cash: 48.77%
• DSCR: 3.17
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $68,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 W Cottonwood Ln #83	0.14mi	2/2.0 (-1)	1,045 (-1%)	2mo	$78,000	$75	86
450 W Sunwest Dr #111	0.00mi	2/2.0 (-1)	1,024 (-3%)	6mo	$45,000	$44	85
450 W Sunwest Dr #139	0.00mi	3/2.0	1,152 (+9%)	6mo	$75,000	$65	80
120 W O'neil Dr #58	0.46mi	3/2.0	1,056 (0%)	2mo	$48,999	$46	77
450 W Sunwest Dr #91	0.00mi	3/2.0	1,152 (+9%)	15mo	$122,500	$106	72
450 W Sunwest Dr #69	0.09mi	2/2.0 (-1)	960 (-9%)	5mo	$67,500	$70	72
450 W Sunwest Dr #135	0.00mi	2/2.0 (-1)	960 (-9%)	10mo	$53,000	$55	71
426 W Cottonwood Ln #25	0.22mi	2/2.0 (-1)	930 (-12%)	8mo	$60,000	$65	59
120 W Oneil Dr #48	0.46mi	2/1.5 (-1)	980 (-7%)	2mo	$20,000	$20	58
120 W Oneil Dr #71	0.44mi	2/2.0 (-1)	960 (-9%)	5mo	$38,000	$40	55
1409 N French St #78	0.58mi	2/2.0 (-1)	968 (-8%)	1mo	$79,000	$82	53
708 W Mcmurray Blvd #38	0.61mi	3/2.0	900 (-15%)	8mo	$30,000	$33	40

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: 48.2%
• Equity multiple: 3.15×
• Total profit: $42,011
• Equity at exit: $10,422

10-year hold

• IRR: 54.4%
• Equity multiple: 6.78×
• Total profit: $113,144
• Equity at exit: $6,044

Cash invested: $19,572 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $796

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 46%

Sensitivity live

Price	-10% $844	-5% $820	+0% $796	+5% $771	+10% $747
Rent	-10% $668	-5% $732	+0% $796	+5% $859	+10% $923
Rate	-1.0pp $831	-0.5pp $813	base $796	+0.5pp $777	+1.0pp $759

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	26d	1	0.40mi
290 W Viola St Unit 4 Casa Grande, AZ	2.0	1.0	800	$1,250	$1.56	16d	1	0.51mi
767 W Barrus Dr Casa Grande, AZ	3.0	2.0	1463	$1,695	$1.16	26d	1	0.55mi
1858 N Center Ave Casa Grande, AZ	2.0	2.0	1146	$1,500	$1.31	26d	1	0.75mi
645 W Jardin Dr Casa Grande, AZ	3.0	2.0	1309	$1,650	$1.26	26d	1	0.78mi
701 W 12th St Unit F Casa Grande, AZ	2.0	1.0	745	$1,500	$2.01	26d	1	0.82mi
803 W Jardin Dr Casa Grande, AZ	3.0	2.0	1491	$1,725	$1.16	6d	1	0.85mi
1550 N Casa Grande Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	625	$1,199	$1.92	0d	1	0.87mi
1641 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	750	$1,100	$1.47	0d	3	0.94mi
1010 N Park Ave Casa Grande, AZ	2.0	1.0	920	$1,100	$1.20	14d	1	0.96mi
1564 N Morrison Ave Casa Grande, AZ	2.0–3.0	2.0	871	$1,318	$1.51	0d	19	0.97mi
416 W 9th St Unit 1 Casa Grande, AZ	2.0	1.0	725	$1,200	$1.66	14d	1	1.00mi
1113 W Corinthian Cir Casa Grande, AZ	3.0	2.0	981	$1,395	$1.42	16d	1	1.01mi
300 W 9th St Casa Grande, AZ	2.0	1.0	775	$999	$1.29	23d	1	1.03mi
419 W 9th St Apt A Casa Grande, AZ	2.0	1.0	750	$1,199	$1.60	26d	1	1.03mi
776 W Fairlane Ct Casa Grande, AZ	3.0	2.0	1489	$3,200	$2.15	26d	1	1.06mi
803 N Park Ave Casa Grande, AZ	2.0	1.0	822	$1,275	$1.55	7d	1	1.12mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	26d	1	1.14mi
1926 N Avenida de Palmas Casa Grande, AZ	2.0	2.0	1106	$1,199	$1.08	23d	3	1.35mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,640	$2.42	0d	1	1.36mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,498	$1.31	0d	13	1.49mi

Listing history 28 events

1. 2026-06-21
   days on market $69,900 Active 53 DOM
2. 2026-06-18
   days on market $69,900 Active 50 DOM
3. 2026-06-17
   days on market $69,900 Active 49 DOM
4. 2026-06-16
   days on market $69,900 Active 48 DOM
5. 2026-06-15
   days on market $69,900 Active 47 DOM
6. 2026-06-13
   days on market $69,900 Active 45 DOM
7. 2026-06-13
   days on market $69,900 Active 44 DOM
8. 2026-06-09
   days on market $69,900 Active 41 DOM
9. 2026-06-08
   days on market $69,900 Active 40 DOM
10. 2026-06-07
    days on market $69,900 Active 39 DOM
11. 2026-06-04
    days on market $69,900 Active 36 DOM
12. 2026-06-03
    days on market $69,900 Active 35 DOM
13. 2026-06-02
    days on market $69,900 Active 34 DOM
14. 2026-06-01
    days on market $69,900 Active 33 DOM
15. 2026-05-31
    days on market $69,900 Active 32 DOM
16. 2026-04-29
    listed $69,900 Active
17. 2026-04-22
    historical
18. 2026-04-16
    price $69,900
19. 2026-04-16
    status Active
20. 2026-04-16
    historical
21. 2026-03-28
    price $74,900
22. 2026-02-21
    price $79,900
23. 2026-01-17
    status Active
24. 2026-01-17
    price $82,900
25. 2026-01-16
    historical
26. 2025-10-28
    price $89,999
27. 2025-07-23
    price $97,900
28. 2025-06-17
    listed $99,900 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: $19,421
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$2,033
• Taxable income: $8,967
• Est. tax owed @ 24.0%: −$2,152
• After-tax cash flow: $7,394/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 · 12 photos

Good 75/100 Cosmetic rehab

This turnkey, well-maintained 3-bedroom, 2-bath home in Sunwest Resort Village is ready for immediate occupancy and offers a great return on investment.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both interior paint — fresh paint improves aesthetics and value
• Both kitchen appliances — modern appliances add value and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both interior paint — fresh paint improves aesthetics and value ↑
• Both kitchen appliances — modern appliances add value and functionality ↑

ⓘ 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

-30.0% since first listed

13 events — show timeline

• 2026-04-29 Listed $69,900 ARMLS
• 2026-04-22 Listing Removed — ARMLS
• 2026-04-16 Price Changed $69,900 ARMLS
• 2026-04-16 Relisted — ARMLS
• 2026-04-16 Listing Removed — ARMLS
• 2026-03-28 Price Changed $74,900 ARMLS
• 2026-02-21 Price Changed $79,900 ARMLS
• 2026-01-17 Relisted — ARMLS
• 2026-01-17 Price Changed $82,900 ARMLS
• 2026-01-16 Listing Removed — ARMLS
• 2025-10-28 Price Changed $89,999 ARMLS
• 2025-07-23 Price Changed $97,900 ARMLS
• 2025-06-17 Listed $99,900 ARMLS