450 W Sunwest Dr #10 · Casa Grande, AZ 85122

$57,900

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 181 Days on market

Built 1990 Est $58k · at est. ↓ 23% 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 +7.6/15.0
• 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

A charming 2-bedroom, 2-bath home featuring a bright Arizona sunroom filled with natural light. Recent upgrades include new vinyl flooring and an energy-efficient AC unit for modern comfort. The primary bathroom offers an accessible walk-in tub along with updated plumbing, including new water lines and shut-off valves. An open kitchen and living area create a spacious, welcoming feel. Additional highlights include a storage shed, covered parking, and a wheelchair ramp for added convenience and accessibility—ideal for comfortable, easy living.

Key facts

• Arizona sunroom
• New water lines
• Open kitchen

Tags

• ARIZONA SUNROOM
• NEW VINYL FLOORING
• ENERGY EFFICIENT AC UNIT
• UPDATED PLUMBING
• NEW WATER LINES
• OPEN KITCHEN

Property features AI

Finance

• Other: Lot size information from assessor; Building area source: owner; Directions: From Pinal West on Cottonwood to Sunwest RV Park and Resort
• HOA & community: Community pool; Land lease of $640 per month; Association fee includes other items (see remarks)

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: Private water company; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood siding and steel frame construction; Composition roof
• Exterior features: Shed(s); Gravel/stone front and back

Interior

• Kitchen: Refrigerator; Dishwasher; Disposal
• Bedrooms: 2 bedrooms (possible)
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans; Programmable thermostat
• Interior features: High-speed internet; Eat-in kitchen; Tub with jets; Accessible approach with ramp

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $58k.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.5% 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+, 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); 633 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $400 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (25%) 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 $50,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.59% ✓
• Cap rate: 22.53%
• Cash-on-cash: 57.98%
• DSCR: 3.58
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $58,080
• 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	1,045 (-1%)	1mo	$78,000	$75	91
450 W Sunwest Dr #111	0.00mi	2/2.0	1,024 (-3%)	6mo	$45,000	$44	90
450 W Sunwest Dr #69	0.09mi	2/2.0	960 (-9%)	4mo	$67,500	$70	77
450 W Sunwest Dr #135	0.00mi	2/2.0	960 (-9%)	10mo	$53,000	$55	76
450 W Sunwest Dr #139	0.00mi	3/2.0 (+1)	1,152 (+9%)	6mo	$75,000	$65	75
120 W O'neil Dr #58	0.46mi	3/2.0 (+1)	1,056 (0%)	2mo	$48,999	$46	72
426 W Cottonwood Ln #25	0.22mi	2/2.0	930 (-12%)	8mo	$60,000	$65	64
120 W Oneil Dr #48	0.46mi	2/1.5	980 (-7%)	2mo	$20,000	$20	63
120 W Oneil Dr #71	0.44mi	2/2.0	960 (-9%)	5mo	$38,000	$40	60
1409 N French St #78	0.58mi	2/2.0	968 (-8%)	1mo	$79,000	$82	58
708 W Mcmurray Blvd #38	0.61mi	3/2.0 (+1)	900 (-15%)	8mo	$30,000	$33	35
1451 N Pinal Ave #31	0.48mi	1/1.0 (-1)	900 (-15%)	11mo	$15,000	$17	35

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: 58.3%
• Equity multiple: 3.65×
• Total profit: $42,977
• Equity at exit: $8,633

10-year hold

• IRR: 63.7%
• Equity multiple: 7.92×
• Total profit: $112,139
• Equity at exit: $5,006

Cash invested: $16,212 (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: 633
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $868/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $783

Break-even live

Break-even rent $506

Max offer price $57,900

Occupancy floor 43%

Sensitivity live

Price	-10% $823	-5% $803	+0% $783	+5% $763	+10% $743
Rent	-10% $665	-5% $724	+0% $783	+5% $842	+10% $902
Rate	-1.0pp $812	-0.5pp $798	base $783	+0.5pp $768	+1.0pp $753

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: $14,475
• Closing costs: $1,737
• 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	25d	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	25d	1	0.55mi
1858 N Center Ave Casa Grande, AZ	2.0	2.0	1146	$1,500	$1.31	25d	1	0.75mi
645 W Jardin Dr Casa Grande, AZ	3.0	2.0	1309	$1,650	$1.26	25d	1	0.78mi
701 W 12th St Unit F Casa Grande, AZ	2.0	1.0	745	$1,500	$2.01	25d	1	0.82mi
803 W Jardin Dr Casa Grande, AZ	3.0	2.0	1491	$1,725	$1.16	5d	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	$956	$1.10	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	25d	1	1.03mi
776 W Fairlane Ct Casa Grande, AZ	3.0	2.0	1489	$3,200	$2.15	25d	1	1.06mi
803 N Park Ave Casa Grande, AZ	2.0	1.0	822	$1,275	$1.55	6d	1	1.12mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	25d	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	$2,165	$1.99	0d	1	1.36mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,295	$1.13	0d	13	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $57,900 Active 181 DOM
2. 2026-06-18
   days on market $57,900 Active 178 DOM
3. 2026-06-17
   days on market $57,900 Active 177 DOM
4. 2026-06-16
   days on market $57,900 Active 176 DOM
5. 2026-06-15
   price $57,900 Active 175 DOM
6. 2026-06-15
   days on market $65,500 Active 175 DOM
7. 2026-06-13
   days on market $65,500 Active 173 DOM
8. 2026-06-13
   days on market $65,500 Active 172 DOM
9. 2026-06-09
   days on market $65,500 Active 169 DOM
10. 2026-06-08
    days on market $65,500 Active 168 DOM
11. 2026-06-07
    days on market $65,500 Active 167 DOM
12. 2026-06-04
    days on market $65,500 Active 164 DOM
13. 2026-06-03
    days on market $65,500 Active 163 DOM
14. 2026-06-02
    days on market $65,500 Active 162 DOM
15. 2026-06-01
    days on market $65,500 Active 161 DOM
16. 2026-05-31
    days on market $65,500 Active 160 DOM
17. 2026-05-09
    price $65,500
18. 2026-03-23
    price $68,999
19. 2026-03-04
    price $71,999
20. 2026-01-29
    price $74,999
21. 2025-12-19
    listed $76,999 Active
22. 2025-12-16
    historical
23. 2025-09-19
    price $76,999
24. 2025-07-14
    price $78,999
25. 2025-06-26
    listed $84,999 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: $17,976
• − Mortgage interest: −$3,243
• − Property taxes: −$868
• − Insurance: −$290
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$1,684
• Taxable income: $9,014
• Est. tax owed @ 24.0%: −$2,163
• After-tax cash flow: $7,236/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

-22.9% since first listed

9 events — show timeline

• 2026-05-09 Price Changed $65,500 ARMLS
• 2026-03-23 Price Changed $68,999 ARMLS
• 2026-03-04 Price Changed $71,999 ARMLS
• 2026-01-29 Price Changed $74,999 ARMLS
• 2025-12-19 Listed $76,999 ARMLS
• 2025-12-16 Listing Removed — ARMLS
• 2025-09-19 Price Changed $76,999 ARMLS
• 2025-07-14 Price Changed $78,999 ARMLS
• 2025-06-26 Listed $84,999 ARMLS