155 E Rodeo Rd #09 · Casa Grande, AZ 85122

$175,000

3 bd · 2.0 ba · 1,792 sqft · Land · 66 Days on market

Built 2005

---

Why this score? — see what drove the C 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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

Spacious 3-bedroom, 2-bath home featuring a bright, open floor plan & fresh neutral finishes throughout. Newer vinyl plank flooring enhances all high-traffic areas & the primary suite, while 2 additional bedrooms offer soft carpeting. The kitchen includes warm honey-tone cabinetry with glass-front uppers, modern stainless-steel appliances, & abundant storage. The great room showcases vaulted ceilings, a large picture window, & a ceiling fan for added comfort. Additional highlights include an interior laundry room with washer & dryer, an exterior storage shed, & recently updated systems such as the air conditioner, water heater, redone plumbing, extended 8 ft

Key facts

• Open floor plan
• Large picture window
• Honey-tone cabinetry

Tags

• OPEN FLOOR PLAN
• VINYL PLANK FLOORING
• HONEY-TONE CABINETRY
• ABUNDANT STORAGE
• VAULTED CEILINGS
• LARGE PICTURE WINDOW

Property features AI

Finance

• HOA & community: Land lease $590 monthly; No association fees included; Community pool; Community spa (heated); Community media room; Tennis courts; Biking/walking path; Near bus stop

Exterior

• Parking: 4 open parking spaces; 2 covered spaces; 2 carport spaces
• Security: Gated community
• Utilities: Private water company; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Vinyl siding; Wood frame construction; Painted exterior; Composition roof
• Exterior features: Screened-in patio(s); Private maintained road; East/West exposure; Desert front and back landscaping; Gravel/stone front and back; Front and back irrigation

Interior

• Kitchen: Built-in microwave; Laminate counters; Refrigerator; Dishwasher; Disposal
• Bedrooms: Up to 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fan(s)
• Interior features: High-speed internet; Double vanity; Breakfast bar; No interior steps; Vaulted ceilings; 3/4 bath in primary bedroom; Skylight(s); Storage
• Laundry & utility: Interior laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $175k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Cholla Elementary School (math 17% / reading 22%, grade F, #752 of 1,109 statewide, top 70%, 510 students, 73% FRL); Cactus Middle School (math 11% / reading 19%, grade F, #156 of 218 statewide, top 72%, 779 students, 63% 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; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.16% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.82%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.6% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $546
• Equity at exit: $26,093

10-year hold

• IRR: 11.5%
• Equity multiple: 1.97×
• Total profit: $47,620
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $401

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 75%

Sensitivity live

Price	-10% $522	-5% $461	+0% $401	+5% $341	+10% $280
Rent	-10% $240	-5% $320	+0% $401	+5% $482	+10% $562
Rate	-1.0pp $489	-0.5pp $445	base $401	+0.5pp $356	+1.0pp $310

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2547 N Kenna Pl Casa Grande, AZ	4.0	2.0	1539	$1,950	$1.27	0d	1	0.65mi
976 E White Wing Dr Casa Grande, AZ	4.0	2.0	1808	$2,149	$1.19	0d	1	0.67mi
948 E Wiley Way Casa Grande, AZ	4.0	2.0	1540	$1,900	$1.23	0d	1	0.71mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	26d	1	0.76mi
1185 E Avila Ave Casa Grande, AZ	4.0	2.0	1378	$1,550	$1.12	26d	1	0.89mi
1139 E Yucca St Casa Grande, AZ	3.0	3.0	1300	$1,800	$1.38	26d	1	0.92mi
520 W Casa Mirage Ct Casa Grande, AZ	3.0	2.0	1536	$1,600	$1.04	6d	1	0.96mi
1201 E Barcelona Ave Casa Grande, AZ	3.0	2.0	1803	$1,900	$1.05	26d	1	0.96mi
750 W Torino Pl Casa Grande, AZ	3.0	2.0	2007	$3,000	$1.49	0d	1	1.14mi
845 W Crooked Stick Dr Casa Grande, AZ	3.0	2.0	1601	$2,000	$1.25	26d	1	1.14mi
1936 N Trekell Rd Casa Grande, AZ	1.0–4.0	1.0–2.0	1033	$1,723	$1.67	0d	31	1.19mi
1979 N Vista Ln Casa Grande, AZ	4.0	2.0	1636	$2,200	$1.34	26d	1	1.19mi
645 W Jardin Dr Casa Grande, AZ	3.0	2.0	1309	$1,650	$1.26	26d	1	1.19mi
1846 N Princeton Ave Casa Grande, AZ	4.0	2.0	1786	$1,750	$0.98	6d	1	1.20mi
776 W Fairlane Ct Casa Grande, AZ	3.0	2.0	1489	$3,200	$2.15	26d	1	1.23mi
109 E Baja Pl Casa Grande, AZ	3.0	2.0	1850	$1,800	$0.97	26d	1	1.26mi
349 E Hawaii Dr Casa Grande, AZ	3.0	2.0	1874	$1,949	$1.04	7d	1	1.32mi
336 E Hawaii Dr Casa Grande, AZ	4.0	3.0	1877	$2,150	$1.15	5d	1	1.35mi
736 W Palo Verde Dr Casa Grande, AZ	3.0	2.0	1810	$3,550	$1.96	26d	1	1.36mi
1265 E Kingman St Casa Grande, AZ	4.0	2.0	1874	$2,099	$1.12	0d	1	1.39mi
1265 E Kingman St Casa Grande, AZ	4.0	2.0	1874	$2,099	$1.12	7d	1	1.39mi
803 W Jardin Dr Casa Grande, AZ	3.0	2.0	1491	$1,725	$1.16	6d	1	1.40mi
1775 N Terrace Cir Casa Grande, AZ	3.0	2.0	1628	$1,699	$1.04	16d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $175,000 Active 66 DOM
2. 2026-06-18
   days on market $175,000 Active 63 DOM
3. 2026-06-17
   days on market $175,000 Active 62 DOM
4. 2026-06-16
   days on market $175,000 Active 61 DOM
5. 2026-06-15
   days on market $175,000 Active 60 DOM
6. 2026-06-13
   days on market $175,000 Active 58 DOM
7. 2026-06-13
   days on market $175,000 Active 57 DOM
8. 2026-06-09
   days on market $175,000 Active 54 DOM
9. 2026-06-08
   days on market $175,000 Active 53 DOM
10. 2026-06-07
    days on market $175,000 Active 52 DOM
11. 2026-06-04
    days on market $175,000 Active 49 DOM
12. 2026-06-03
    days on market $175,000 Active 48 DOM
13. 2026-06-02
    days on market $175,000 Active 47 DOM
14. 2026-06-01
    days on market $175,000 Active 46 DOM
15. 2026-05-31
    days on market $175,000 Active 45 DOM
16. 2026-04-16
    listed $175,000 Active
17. 2007-08-27
    historical
18. 2007-02-27
    listed $110,000

ⓘ 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 · 16 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: $24,461
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$5,091
• Taxable income: $2,154
• Est. tax owed @ 24.0%: −$517
• After-tax cash flow: $4,295/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

+59.1% since first listed

3 events — show timeline

• 2026-04-16 Listed $175,000 ARMLS
• 2007-08-27 Listing Removed — ARMLS
• 2007-02-27 Listed $110,000 ARMLS