1862 N Center Ave · Casa Grande, AZ 85122

$265,000

3 bd · 2.0 ba · 1,668 sqft · SingleFamily public records · 20 Days on market

Built 1990 5,777 sqft lot Est $300k · 12% under

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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 +14.4/30.0
• ARV discount +12.8/15.0
• DSCR +4.4/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare find, almost 1700 sq ft on large cul-de-sac lot. You will love the floor plan. Big covered patio, 2 car garage. Property to be sold ''as-is''. Seller has not occupied property.

Key facts

• Backyard patio
• Spacious backyard
• Walk-in closet

Tags

• CUL-DE-SAC
• NO HOA
• WALK-IN CLOSET
• SLIDING GLASS DOOR
• BACKYARD PATIO
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Lot size approximately 5,777 (source: assessor)
• HOA & community: No association fees; Community amenities include golf, playground, and biking/walking path

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2-car garage
• Utilities: Private water company service; Public sewer
• Home design: Single-family residence; Fee simple ownership; Asphalt road access
• Construction: Stucco and wood frame construction; Blown cellulose insulation; Painted exterior; Composition roof
• Exterior features: Playground; Block fencing; Cul-de-sac lot; Dirt backyard; Gravel/stone front; City-maintained road

Interior

• Kitchen: Refrigerator; Dishwasher; Pantry
• Bedrooms: Up to 4 possible bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Breakfast bar; Vaulted ceilings; Pantry; Dual-pane windows
• Laundry & utility: Indoor laundry with washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $54 ($647/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (21.9% below list).
• Recommended offer: $207k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago 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.
• Current owner paid $103k; list at $265k implies a 157% gain — meaningful room to come down on a strong offer.

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 $207,017 (21.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.78% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $300,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 E Dartmouth Dr	0.10mi	4/2.0 (+1)	1,692 (+1%)	5mo	$253,000	$150	84
1732 N Cameron St	0.48mi	3/2.0	1,640 (-2%)	3mo	$350,000	$213	73
445 E Providence Dr	0.21mi	3/2.0	1,454 (-13%)	3mo	$300,000	$206	66
650 E Palo Verde St	0.46mi	3/2.0	1,791 (+7%)	1mo	$295,000	$165	65
486 E Providence Dr	0.22mi	3/3.0	1,865 (+12%)	5mo	$399,000	$214	62
592 W Gabrilla Ct	0.62mi	3/2.0	1,569 (-6%)	2mo	$310,000	$198	60
2140 N Nancy Ln	0.74mi	3/2.0	1,597 (-4%)	0mo	$240,000	$150	58
659 W Jahns Ct	0.69mi	3/2.0	1,548 (-7%)	0mo	$277,900	$180	56
643 W Palo Verde St	0.66mi	3/2.0	1,767 (+6%)	5mo	$289,000	$164	55
2127 N Nancy Ln	0.72mi	3/2.0	1,550 (-7%)	3mo	$337,000	$217	52
667 W Jardin Dr	0.70mi	3/2.0	1,516 (-9%)	2mo	$260,000	$172	51
684 W Jardin Dr	0.74mi	3/2.0	1,517 (-9%)	1mo	$266,000	$175	50

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: -13.4%
• Equity multiple: 0.51×
• Total profit: $-36,242
• Equity at exit: $39,512

10-year hold

• IRR: -2.5%
• Equity multiple: 0.82×
• Total profit: $-13,277
• Equity at exit: $22,912

Cash invested: $74,200 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$81 /mo · $977/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $54

Break-even live

Break-even rent $2,002

Max offer price $265,000

Occupancy floor 92%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1858 N Center Ave Casa Grande, AZ	2.0	2.0	1146	$1,500	$1.31	24d	1	0.03mi
1846 N Princeton Ave Casa Grande, AZ	4.0	2.0	1786	$1,750	$0.98	4d	1	0.24mi
520 W Casa Mirage Ct Casa Grande, AZ	3.0	2.0	1536	$1,600	$1.04	4d	1	0.58mi
645 W Jardin Dr Casa Grande, AZ	3.0	2.0	1309	$1,650	$1.26	24d	1	0.64mi
1926 N Avenida de Palmas Casa Grande, AZ	2.0	2.0	1106	$1,199	$1.08	22d	3	0.65mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	24d	1	0.67mi
1640 N Cameron St Casa Grande, AZ	3.0	2.0	1577	$3,250	$2.06	24d	1	0.68mi
1640 N Cameron St Casa Grande, AZ	3.0	2.0	1577	$3,250	$2.06	22d	1	0.68mi
1640 N Cameron St Unit 1640 Casa Grande, AZ	3.0	2.5	1577	$3,250	$2.06	24d	1	0.68mi
1642 N Cameron St Casa Grande, AZ	3.0	2.5	1577	$3,250	$2.06	24d	1	0.69mi
1775 N Terrace Cir Casa Grande, AZ	3.0	2.0	1628	$1,699	$1.04	15d	1	0.70mi
736 W Palo Verde Dr Casa Grande, AZ	3.0	2.0	1810	$3,550	$1.96	24d	1	0.83mi
1936 N Trekell Rd Casa Grande, AZ	1.0–4.0	1.0–2.0	1033	$1,723	$1.67	2d	29	0.85mi
767 W Barrus Dr Casa Grande, AZ	3.0	2.0	1463	$1,695	$1.16	24d	1	0.88mi
1153 E Gabrilla Dr Casa Grande, AZ	4.0	2.0	1689	$1,795	$1.06	20d	1	0.92mi
803 W Jardin Dr Casa Grande, AZ	3.0	2.0	1491	$1,725	$1.16	4d	1	0.93mi
1979 N Vista Ln Casa Grande, AZ	4.0	2.0	1636	$2,200	$1.34	24d	1	0.94mi
1584 N Wood St Casa Grande, AZ	4.0	2.0	1928	$1,800	$0.93	15d	1	0.96mi
776 W Fairlane Ct Casa Grande, AZ	3.0	2.0	1489	$3,200	$2.15	24d	1	0.99mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,498	$1.31	3d	12	1.01mi
750 W Torino Pl Casa Grande, AZ	3.0	2.0	2007	$3,550	$1.77	24d	1	1.01mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,640	$2.42	1d	1	1.02mi
845 W Crooked Stick Dr Casa Grande, AZ	3.0	2.0	1601	$2,000	$1.25	24d	1	1.04mi
541 W Melrose Dr Casa Grande, AZ	3.0	2.0	1101	$1,600	$1.45	24d	1	1.07mi
1256 E Jahns Dr Casa Grande, AZ	4.0	3.0	2094	$2,199	$1.05	5d	1	1.13mi
1265 E Kingman St Casa Grande, AZ	4.0	2.0	1874	$2,099	$1.12	5d	1	1.20mi
1139 E Yucca St Casa Grande, AZ	3.0	3.0	1300	$1,800	$1.38	24d	1	1.36mi

Listing history 21 events

1. 2026-06-13
   statusdays on market $265,000 Pending 20 DOM
2. 2026-06-09
   pricedays on market $265,000 Active 17 DOM
3. 2026-06-08
   days on market $275,000 Active 16 DOM
4. 2026-06-07
   days on market $275,000 Active 15 DOM
5. 2026-06-04
   days on market $275,000 Active 12 DOM
6. 2026-06-03
   days on market $275,000 Active 11 DOM
7. 2026-06-02
   days on market $275,000 Active 10 DOM
8. 2026-06-01
   days on market $275,000 Active 9 DOM
9. 2026-05-31
   days on market $275,000 Active 8 DOM
10. 2026-05-23
    listed $275,000 Active
11. 2013-04-12
    historical 181-char remark

    Show marketing remark (181 chars)

    Rare find, almost 1700 sq ft on large cul-de-sac lot. You will love the floor plan. Big covered patio, 2 car garage. Property to be sold ''as-is''. Seller has not occupied property.

12. 2013-04-12
    soldstatus $103,000 Closed 181-char remark

    Show marketing remark (181 chars)

    Rare find, almost 1700 sq ft on large cul-de-sac lot. You will love the floor plan. Big covered patio, 2 car garage. Property to be sold ''as-is''. Seller has not occupied property.

13. 2013-04-12
    soldstatus $103,000

    Show marketing remark (181 chars)

    Rare find, almost 1700 sq ft on large cul-de-sac lot. You will love the floor plan. Big covered patio, 2 car garage. Property to be sold ''as-is''. Seller has not occupied property.

14. 2013-03-04
    status Pending 181-char remark

    Show marketing remark (181 chars)

    Rare find, almost 1700 sq ft on large cul-de-sac lot. You will love the floor plan. Big covered patio, 2 car garage. Property to be sold ''as-is''. Seller has not occupied property.

15. 2013-02-19
    listed $109,000 Active 181-char remark

    Show marketing remark (181 chars)

    Rare find, almost 1700 sq ft on large cul-de-sac lot. You will love the floor plan. Big covered patio, 2 car garage. Property to be sold ''as-is''. Seller has not occupied property.

16. 2004-08-31
    soldstatus $113,000 409-char remark

    Show marketing remark (409 chars)

    BEAUTIFUL 3 BEDROOM WITH LOVELY CARPETING AND TILE. LARGE MASTER BEDROOM WITH MANY WINDOWS. ATTRACTIVE ANGLE FLOOR PLAN. BIG OPEN KITCHEN AND BREAKFAST BAR. CUSTOM PULL-OUT SHELVES IN KITCHEN CABINETS. SPA IS NOT IN WORKING CONDITION AND WILL NOT BE REPAIRED. SELLING SPA 'AS IS'. WINDOW SEAT IN FRONT BEDROOM,INSIDE LAUNDRY,VAULTED CEILINGS. REALTORS - PLS BE SURE TO TURN OFF LIGHTS BUT LEAVE FANS ON. THNX.

17. 2004-08-31
    soldstatus $113,000

    Show marketing remark (409 chars)

    BEAUTIFUL 3 BEDROOM WITH LOVELY CARPETING AND TILE. LARGE MASTER BEDROOM WITH MANY WINDOWS. ATTRACTIVE ANGLE FLOOR PLAN. BIG OPEN KITCHEN AND BREAKFAST BAR. CUSTOM PULL-OUT SHELVES IN KITCHEN CABINETS. SPA IS NOT IN WORKING CONDITION AND WILL NOT BE REPAIRED. SELLING SPA 'AS IS'. WINDOW SEAT IN FRONT BEDROOM,INSIDE LAUNDRY,VAULTED CEILINGS. REALTORS - PLS BE SURE TO TURN OFF LIGHTS BUT LEAVE FANS ON. THNX.

18. 2004-08-05
    historical 409-char remark

    Show marketing remark (409 chars)

    BEAUTIFUL 3 BEDROOM WITH LOVELY CARPETING AND TILE. LARGE MASTER BEDROOM WITH MANY WINDOWS. ATTRACTIVE ANGLE FLOOR PLAN. BIG OPEN KITCHEN AND BREAKFAST BAR. CUSTOM PULL-OUT SHELVES IN KITCHEN CABINETS. SPA IS NOT IN WORKING CONDITION AND WILL NOT BE REPAIRED. SELLING SPA 'AS IS'. WINDOW SEAT IN FRONT BEDROOM,INSIDE LAUNDRY,VAULTED CEILINGS. REALTORS - PLS BE SURE TO TURN OFF LIGHTS BUT LEAVE FANS ON. THNX.

19. 2004-02-23
    listed $116,000 409-char remark

    Show marketing remark (409 chars)

    BEAUTIFUL 3 BEDROOM WITH LOVELY CARPETING AND TILE. LARGE MASTER BEDROOM WITH MANY WINDOWS. ATTRACTIVE ANGLE FLOOR PLAN. BIG OPEN KITCHEN AND BREAKFAST BAR. CUSTOM PULL-OUT SHELVES IN KITCHEN CABINETS. SPA IS NOT IN WORKING CONDITION AND WILL NOT BE REPAIRED. SELLING SPA 'AS IS'. WINDOW SEAT IN FRONT BEDROOM,INSIDE LAUNDRY,VAULTED CEILINGS. REALTORS - PLS BE SURE TO TURN OFF LIGHTS BUT LEAVE FANS ON. THNX.

20. 1998-05-14
    soldstatus $86,000
21. 1990-12-11
    soldstatus $83,490

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $977 · $81/mo
• Projected year-2 tax: $1,749 · $146/mo
• Expected delta: +$772/yr (+$64/mo · 79.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 7 d/yr ≥113°F today · 19 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: $24,842
• − Mortgage interest: −$14,844
• − Property taxes: −$977
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − Depreciation: −$7,709
• Taxable loss: −$3,987
• Est. tax savings @ 24.0%: +$957
• After-tax cash flow: $1,604/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

+229.4% since first listed

12 events — show timeline

• 2026-05-23 Listed $275,000 ARMLS
• 2013-04-12 Listing Removed — ARMLS
• 2013-04-12 Sold (Public Records) $103,000 Public Records
• 2013-04-12 Sold (MLS) $103,000 ARMLS
• 2013-03-04 Pending — ARMLS
• 2013-02-19 Listed $109,000 ARMLS
• 2004-08-31 Sold (Public Records) $113,000 Public Records
• 2004-08-31 Sold (MLS) $113,000 ARMLS
• 2004-08-05 Listing Removed — ARMLS
• 2004-02-23 Listed $116,000 ARMLS
• 1998-05-14 Sold (Public Records) $86,000 Public Records
• 1990-12-11 Sold (Public Records) $83,490 Public Records

Property tax history

-1.8%/yr

Latest (2025): $977 · +7.3% YoY. Source: county tax records.