5706 N Fuchsia St · Casa Grande, AZ 85122

$205,000

3 bd · 2.0 ba · 1,500 sqft · Other · 108 Days on market

Built 2005 0.29 ac lot

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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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• 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

Welcome to this well-situated manufactured home offering space, convenience, and opportunity. Located on a large lot in a central area, this property offers easy access to shopping, schools, dining, and major roadways, making everyday life simple and convenient. The generous lot size offers endless possibilities, whether you're looking for room to park RVs or toys, to add outdoor living space, to garden, or to expand in the future. The home features a functional layout, comfortable living areas, ample natural light, and ample potential to make it your own. Perfect for homeowners seeking affordable land or investors looking for a versatile property in a desirable location. Enjoy the freedom

Key facts

• 0.29 acre lot
• 3 parking spots
• Built 2005

Property features AI

Finance

• Other: Lot size approximately 12,632 (assessor)
• HOA & community: No association fees

Exterior

• Parking: 3 open parking spaces; RV gate
• Utilities: Septic tank; Private water company
• Home design: Manufactured/mobile home; Fee simple ownership
• Construction: Board & batten siding; Wood frame construction; Composition roof; Building area reported by owner
• Exterior features: Dirt front yard; Dirt back yard; County-maintained road; Asphalt road surface

Interior

• Kitchen: Refrigerator
• Bedrooms: Possible 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; 3/4 bath in master bedroom; Dual pane windows
• Laundry & utility: Washer/Dryer hookups only

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $205k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $187k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 37% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $70k; list at $205k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.1

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: -6.3%
• Equity multiple: 0.76×
• Total profit: $-13,616
• Equity at exit: $30,566

10-year hold

• IRR: 5.2%
• Equity multiple: 1.41×
• Total profit: $23,677
• Equity at exit: $17,725

Cash invested: $57,400 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $253

Break-even live

Break-even rent $1,793

Max offer price $205,000

Occupancy floor 83%

Sensitivity live

Price	-10% $395	-5% $324	+0% $253	+5% $182	+10% $111
Rent	-10% $86	-5% $170	+0% $253	+5% $336	+10% $420
Rate	-1.0pp $356	-0.5pp $305	base $253	+0.5pp $200	+1.0pp $146

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 E Baja Pl Casa Grande, AZ	3.0	2.0	1850	$1,800	$0.97	25d	1	0.89mi
2356 N Sand Hills Ct Casa Grande, AZ	3.0	2.0	1209	$1,995	$1.65	15d	1	1.04mi
349 E Hawaii Dr Casa Grande, AZ	3.0	2.0	1874	$1,949	$1.04	6d	1	1.09mi
336 E Hawaii Dr Casa Grande, AZ	4.0	3.0	1877	$2,150	$1.15	4d	1	1.10mi
208 E Caribbean Dr Casa Grande, AZ	3.0	2.0	1721	$2,100	$1.22	2d	1	1.12mi
700 E Rodeo Rd Casa Grande, AZ	2.0	1.0–2.0	828	$1,436	$1.73	3d	25	1.32mi
845 W Crooked Stick Dr Casa Grande, AZ	3.0	2.0	1601	$2,000	$1.25	25d	1	1.36mi
750 W Torino Pl Casa Grande, AZ	3.0	2.0	2007	$3,550	$1.77	25d	1	1.38mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	25d	1	1.40mi
288 W Tropical Dr Casa Grande, AZ	4.0	2.0	1804	$1,999	$1.11	12d	1	1.40mi
948 E Wiley Way Casa Grande, AZ	4.0	2.0	1540	$2,000	$1.30	21d	1	1.41mi
976 E White Wing Dr Casa Grande, AZ	4.0	2.0	1808	$2,150	$1.19	19d	1	1.46mi
341 E Rio Pl Casa Grande, AZ	4.0	2.0	1921	$1,949	$1.01	6d	1	1.46mi
776 W Fairlane Ct Casa Grande, AZ	3.0	2.0	1489	$3,200	$2.15	25d	1	1.49mi

Listing history 6 events

1. 2026-03-24
   price $205,000
2. 2026-02-07
   listed $215,000 Active
3. 2025-05-17
   historical
4. 2025-04-16
   listed $210,000 Active
5. 1999-02-26
   soldstatus $70,000
6. 1988-06-10
   soldstatus $5,500

ⓘ 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 7 d/yr ≥113°F today · 18 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: $25,363
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$5,964
• Taxable loss: −$242
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $3,094/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

• 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

+3627.3% since first listed

6 events — show timeline

• 2026-03-24 Price Changed $205,000 ARMLS
• 2026-02-07 Listed $215,000 ARMLS
• 2025-05-17 Listing Removed — ARMLS
• 2025-04-16 Listed $210,000 ARMLS
• 1999-02-26 Sold (Public Records) $70,000 Public Records
• 1988-06-10 Sold (Public Records) $5,500 Public Records

Property tax history

-8.6%/yr

Latest (2021): $47 · +3.4% YoY. Source: county tax records.