568 W Viola St · Casa Grande, AZ 85122

$240,000

2 bd · 2.0 ba · 1,384 sqft · SingleFamily public records · 160 Days on market

Built 2004 5,501 sqft lot Est $263k · 9% under $60/mo HOA · 3% of rent

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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 +13.8/30.0
• ARV discount +11.4/15.0
• DSCR +4.2/10.0
• Rent growth +3.7/5.0
• 1% rule +3.2/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Golfers dream! Close to Dave White Golf Course and to the major highway! Fresh coat of paint on the interior of the home. A blank canvas to express your own creative style inside and out.

Key facts

• Open floor plan
• Backyard
• Spacious patio

Tags

• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• PRIVATE ENSUITE BATHROOM
• BACKYARD
• SPACIOUS PATIO
• LOW-MAINTENANCE LANDSCAPING

Property features AI

Finance

• Other: Lot approximately 5,501 sq ft (assessor)
• Financial info: Existing VA financing
• HOA & community: Community association with $60 monthly fee; Association fee includes grounds maintenance

Exterior

• Parking: Covered parking for 2 vehicles; 2-car garage with garage door opener and direct access
• Utilities: City water and private water company; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Stucco and painted wood-frame construction; Tile roof
• Exterior features: Block fencing; Gravel/stone front; Biking/walking path in community

Interior

• Kitchen: Built-in microwave; Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High-speed internet; No interior steps; Full bath in primary bedroom; Dual-pane windows
• Laundry & utility: Washer/Dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $20 ($243/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 $196k (18.3% below list).
• Recommended offer: $196k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 34% 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $196,015 (18.3% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $262,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
669 W Silver Reef Ct	0.29mi	3/2.0 (+1)	1,384 (0%)	4mo	$260,000	$188	78
592 W Gabrilla Ct	0.06mi	3/2.0 (+1)	1,569 (+13%)	2mo	$310,000	$198	68
659 W Jahns Ct	0.23mi	3/2.0 (+1)	1,548 (+12%)	0mo	$277,900	$180	64
718 W Ocotillo St	0.61mi	3/2.0 (+1)	1,368 (-1%)	3mo	$260,000	$190	62
569 W Jardin Loop	0.51mi	3/2.0 (+1)	1,337 (-3%)	6mo	$259,500	$194	61
1552 N Schultz Pl	0.58mi	3/2.0 (+1)	1,357 (-2%)	9mo	$260,000	$192	57
667 W Jardin Dr	0.50mi	3/2.0 (+1)	1,516 (+10%)	2mo	$260,000	$172	54
684 W Jardin Dr	0.54mi	3/2.0 (+1)	1,517 (+10%)	1mo	$266,000	$175	53
445 E Providence Dr	0.72mi	3/2.0 (+1)	1,454 (+5%)	3mo	$300,000	$206	50
692 W Jardin Dr	0.54mi	3/2.0 (+1)	1,524 (+10%)	6mo	$262,000	$172	48
556 W Jardin Loop	0.54mi	3/2.0 (+1)	1,506 (+9%)	10mo	$195,000	$129	47
405 E Providence Dr	0.66mi	3/2.0 (+1)	1,477 (+7%)	7mo	$311,500	$211	47

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-34,444
• Equity at exit: $35,785

10-year hold

• IRR: -3.1%
• Equity multiple: 0.78×
• Total profit: $-14,945
• Equity at exit: $20,751

Cash invested: $67,200 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,960 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$100
• HOA: −$60
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $20

Break-even live

Break-even rent $1,934

Max offer price $240,000

Occupancy floor 94%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
767 W Barrus Dr Casa Grande, AZ	3.0	2.0	1463	$1,695	$1.16	24d	1	0.38mi
645 W Jardin Dr Casa Grande, AZ	3.0	2.0	1309	$1,650	$1.26	24d	1	0.50mi
736 W Palo Verde Dr Casa Grande, AZ	3.0	2.0	1810	$3,550	$1.96	24d	1	0.54mi
1858 N Center Ave Casa Grande, AZ	2.0	2.0	1146	$1,500	$1.31	24d	1	0.59mi
803 W Jardin Dr Casa Grande, AZ	3.0	2.0	1491	$1,725	$1.16	4d	1	0.62mi
520 W Casa Mirage Ct Casa Grande, AZ	3.0	2.0	1536	$1,600	$1.04	4d	1	0.67mi
541 W Melrose Dr Casa Grande, AZ	3.0	2.0	1101	$1,600	$1.45	24d	1	0.67mi
776 W Fairlane Ct Casa Grande, AZ	3.0	2.0	1489	$3,200	$2.15	24d	1	0.81mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	24d	1	0.87mi
1640 N Cameron St Unit 1640 Casa Grande, AZ	3.0	2.5	1577	$3,250	$2.06	24d	1	0.89mi
1640 N Cameron St Casa Grande, AZ	3.0	2.0	1577	$3,250	$2.06	22d	1	0.89mi
1640 N Cameron St Casa Grande, AZ	3.0	2.0	1577	$3,250	$2.06	24d	1	0.89mi
1642 N Cameron St Casa Grande, AZ	3.0	2.5	1577	$3,250	$2.06	24d	1	0.90mi
845 W Crooked Stick Dr Casa Grande, AZ	3.0	2.0	1601	$2,000	$1.25	24d	1	0.92mi
1641 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	750	$1,100	$1.47	1d	3	0.98mi
1564 N Morrison Ave Casa Grande, AZ	2.0–3.0	2.0	871	$864	$0.99	1d	20	1.07mi
1113 W Corinthian Cir Casa Grande, AZ	3.0	2.0	981	$1,395	$1.42	15d	1	1.08mi
1775 N Terrace Cir Casa Grande, AZ	3.0	2.0	1628	$1,699	$1.04	15d	1	1.20mi
1010 N Park Ave Casa Grande, AZ	2.0	1.0	920	$1,100	$1.20	12d	1	1.21mi
1926 N Avenida de Palmas Casa Grande, AZ	2.0	2.0	1106	$1,199	$1.08	22d	3	1.23mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,165	$1.99	1d	1	1.39mi
1936 N Trekell Rd Casa Grande, AZ	1.0–4.0	1.0–2.0	1033	$1,492	$1.44	2d	29	1.44mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,295	$1.13	3d	12	1.48mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 36 events

1. 2026-06-18
   days on market $240,000 Active 160 DOM
2. 2026-06-17
   days on market $240,000 Active 159 DOM
3. 2026-06-16
   days on market $240,000 Active 158 DOM
4. 2026-06-15
   days on market $240,000 Active 157 DOM
5. 2026-06-13
   days on market $240,000 Active 155 DOM
6. 2026-06-13
   days on market $240,000 Active 154 DOM
7. 2026-06-09
   days on market $240,000 Active 151 DOM
8. 2026-06-08
   days on market $240,000 Active 150 DOM
9. 2026-06-07
   days on market $240,000 Active 149 DOM
10. 2026-06-04
    days on market $240,000 Active 146 DOM
11. 2026-06-03
    days on market $240,000 Active 145 DOM
12. 2026-06-02
    days on market $240,000 Active 144 DOM
13. 2026-06-01
    days on market $240,000 Active 143 DOM
14. 2026-05-31
    days on market $240,000 Active 142 DOM
15. 2026-03-17
    price $240,000
16. 2026-01-09
    listed $225,000 Active
17. 2024-08-19
    historical
18. 2024-05-06
    listed $316,000 Active
19. 2022-11-18
    soldstatus $299,900 Closed 190-char remark

    Show marketing remark (190 chars)

    A Golfers dream! Close to Dave White Golf Course and to the major highway! Fresh coat of paint on the interior of the home. A blank canvas to express your own creative style inside and out.

20. 2022-11-18
    soldstatus $299,900

    Show marketing remark (190 chars)

    A Golfers dream! Close to Dave White Golf Course and to the major highway! Fresh coat of paint on the interior of the home. A blank canvas to express your own creative style inside and out.

21. 2022-10-14
    historical Under Contract Accepting Backups 190-char remark

    Show marketing remark (190 chars)

    A Golfers dream! Close to Dave White Golf Course and to the major highway! Fresh coat of paint on the interior of the home. A blank canvas to express your own creative style inside and out.

22. 2022-10-04
    price $299,900 190-char remark

    Show marketing remark (190 chars)

    A Golfers dream! Close to Dave White Golf Course and to the major highway! Fresh coat of paint on the interior of the home. A blank canvas to express your own creative style inside and out.

23. 2022-09-21
    price $315,000 190-char remark

    Show marketing remark (190 chars)

    A Golfers dream! Close to Dave White Golf Course and to the major highway! Fresh coat of paint on the interior of the home. A blank canvas to express your own creative style inside and out.

24. 2022-09-13
    listed $324,900 Active 190-char remark

    Show marketing remark (190 chars)

    A Golfers dream! Close to Dave White Golf Course and to the major highway! Fresh coat of paint on the interior of the home. A blank canvas to express your own creative style inside and out.

25. 2019-08-02
    soldstatus $174,900 Closed
26. 2019-08-02
    soldstatus $174,900
27. 2019-06-16
    historical Under Contract Accepting Backups
28. 2019-06-05
    listed $174,900 Active
29. 2017-07-14
    soldstatus $130,000 Closed
30. 2017-07-14
    soldstatus $130,100
31. 2017-07-08
    status Pending
32. 2017-06-30
    historical Under Contract Accepting Backups
33. 2017-06-30
    listed $135,000 Active
34. 2008-06-23
    soldstatus $107,900
35. 2008-05-09
    historical
36. 2008-04-29
    listed $107,900

ⓘ 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: $1,316 · $110/mo
• Projected year-2 tax: $1,584 · $132/mo
• Expected delta: +$268/yr (+$22/mo · 20.4%)

ⓘ 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 · 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: $23,522
• − Mortgage interest: −$13,444
• − Property taxes: −$1,316
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − HOA: −$720
• − Depreciation: −$6,982
• Taxable loss: −$3,903
• Est. tax savings @ 24.0%: +$937
• After-tax cash flow: $1,180/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

+122.4% since first listed

22 events — show timeline

• 2026-03-17 Price Changed $240,000 ARMLS
• 2026-01-09 Listed $225,000 ARMLS
• 2024-08-19 Listing Removed — ARMLS
• 2024-05-06 Listed $316,000 ARMLS
• 2022-11-18 Sold (Public Records) $299,900 Public Records
• 2022-11-18 Sold (MLS) $299,900 ARMLS
• 2022-10-14 Contingent — ARMLS
• 2022-10-04 Price Changed $299,900 ARMLS
• 2022-09-21 Price Changed $315,000 ARMLS
• 2022-09-13 Listed $324,900 ARMLS
• 2019-08-02 Sold (Public Records) $174,900 Public Records
• 2019-08-02 Sold (MLS) $174,900 ARMLS
• 2019-06-16 Contingent — ARMLS
• 2019-06-05 Listed $174,900 ARMLS
• 2017-07-14 Sold (Public Records) $130,100 Public Records
• 2017-07-14 Sold (MLS) $130,000 ARMLS
• 2017-07-08 Pending — ARMLS
• 2017-06-30 Contingent — ARMLS
• 2017-06-30 Listed $135,000 ARMLS
• 2008-06-23 Sold (MLS) $107,900 ARMLS
• 2008-05-09 Listing Removed — ARMLS
• 2008-04-29 Listed $107,900 ARMLS

Property tax history

-0.5%/yr

Latest (2025): $1,316 · +7.3% YoY. Source: county tax records.