119 E Ash Ave · Casa Grande, AZ 85122

$129,900

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 86 Days on market

Built 1964 7,001 sqft lot Est $221k · 41% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.7/10.0
• 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 MLS

Great investment property or first time buyer. Cute little home w/ fireplace has been remodeled with newer carpet, new tile, and fresh paint. Covered patio, huge backyard. Fenced yards. This one won't last long! $650 per month rent.

Key facts

• Fenced yard
• Covered patio
• Storage shed

Tags

• FENCED YARD
• COVERED PATIO
• STORAGE SHED
• OUTDOOR LAUNDRY ROOM

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Utilities: Public sewer; Private water company
• Home design: Single-family residence; Fee simple ownership; Fixer condition; Asphalt road access
• Construction: Stucco and wood-frame construction, painted exterior; Composition roof with reflective coating
• Exterior features: Shed(s); Block and chain-link fencing; Dirt front yard; Dirt back yard

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Up to 4 possible bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air; Window/wall air conditioning
• Interior features: Eat-in kitchen; Fireplace
• Laundry & utility: Laundry room (other)

🏷️ Possibly a rental listed for sale. The $129,900 price doesn't fit this home's estimated sale value (~$221,088) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 20 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $130k implies a 209% 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 $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.07% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.32%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $221,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 E Ash Ave	0.03mi	3/2.0	1,108 (-2%)	3mo	$217,500	$196	90
346 S Florence St	0.06mi	3/1.0	1,056 (-6%)	13mo	$260,000	$246	76
408 N Morrison Ave	0.70mi	3/2.0	1,160 (+3%)	1mo	$245,000	$211	58
302 N Cameron Ave	0.59mi	3/2.0	1,185 (+5%)	7mo	$275,000	$232	54
205 N Cameron Ave	0.54mi	3/1.0	1,002 (-11%)	7mo	$175,000	$175	50
500 N Morrison Ave	0.72mi	3/1.0	1,144 (+1%)	18mo	$200,000	$175	49
305 W 9th St	0.65mi	2/1.0 (-1)	1,084 (-4%)	11mo	$210,000	$194	49
208 N Cameron Ave	0.58mi	3/2.0	1,180 (+5%)	16mo	$125,000	$106	48
512 N Morrison Ave	0.74mi	4/2.0 (+1)	1,144 (+1%)	16mo	$245,000	$214	41
810 N Center Ave	0.66mi	2/1.0 (-1)	978 (-13%)	2mo	$259,000	$265	40
615 E 5th St	0.67mi	2/2.0 (-1)	1,010 (-10%)	4mo	$137,500	$136	39
410 W 9th St	0.68mi	2/1.0 (-1)	1,030 (-9%)	17mo	$192,000	$186	34

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,080
• Equity at exit: $19,369

10-year hold

• IRR: 11.8%
• Equity multiple: 1.99×
• Total profit: $35,980
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$681
• Tax from tax record: −$46 /mo · $549/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $313

Break-even live

Break-even rent $989

Max offer price $129,900

Occupancy floor 72%

Sensitivity live

Price	-10% $386	-5% $349	+0% $313	+5% $276	+10% $239
Rent	-10% $203	-5% $258	+0% $313	+5% $367	+10% $422
Rate	-1.0pp $378	-0.5pp $346	base $313	+0.5pp $279	+1.0pp $245

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 E 3rd Ave Casa Grande, AZ	2.0	1.0	924	$995	$1.08	6d	1	0.06mi
240 1/2 E Beech Ave Casa Grande, AZ	2.0	1.0	710	$1,149	$1.62	21d	1	0.16mi
50 N Casa Grande Ave Unit 5 Casa Grande, AZ	2.0	1.0	700	$1,050	$1.50	25d	1	0.44mi
801 E 2nd St Casa Grande, AZ	3.0	2.0	1200	$1,650	$1.38	25d	1	0.54mi
515 E 4th St Casa Grande, AZ	2.0	1.0	795	$850	$1.07	15d	1	0.54mi
803 N Park Ave Casa Grande, AZ	2.0	1.0	822	$1,275	$1.55	6d	1	0.61mi
419 W 9th St Apt A Casa Grande, AZ	2.0	1.0	750	$1,199	$1.60	25d	1	0.66mi
300 W 9th St Casa Grande, AZ	2.0	1.0	775	$999	$1.29	22d	1	0.68mi
416 W 9th St Unit 1 Casa Grande, AZ	2.0	1.0	725	$1,200	$1.66	13d	1	0.69mi
511 N Brown Ave Casa Grande, AZ	2.0	1.0	828	$1,150	$1.39	19d	1	0.74mi
1010 N Park Ave Casa Grande, AZ	2.0	1.0	920	$1,100	$1.20	13d	1	0.80mi
1013 E Doan St Casa Grande, AZ	4.0	2.0	1120	$1,700	$1.52	25d	1	0.81mi
920 E 4th St Casa Grande, AZ	3.0	2.0	1073	$1,295	$1.21	4d	1	0.82mi
75 S Trekell Rd Casa Grande, AZ	2.0–3.0	2.0	1035	$1,750	$1.69	2d	18	0.86mi
504 N Roosevelt Ave Casa Grande, AZ	2.0	1.0	921	$1,350	$1.47	18d	1	0.91mi
701 W 12th St Unit F Casa Grande, AZ	2.0	1.0	745	$1,500	$2.01	25d	1	0.96mi
541 W Melrose Dr Casa Grande, AZ	3.0	2.0	1101	$1,600	$1.45	25d	1	1.29mi
846 N Pueblo Dr #138 Casa Grande, AZ	3.0	2.0	1324	$1,700	$1.28	15d	1	1.39mi
928 N Pueblo Dr Casa Grande, AZ	3.0	2.0	1300	$1,550	$1.19	25d	1	1.44mi
1355 W Earley Rd Casa Grande, AZ	3.0–4.0	2.0	1242	$1,633	$1.31	2d	108	1.45mi

Listing history 36 events

1. 2026-06-18
   days on market $129,900 Active 86 DOM
2. 2026-06-17
   days on market $129,900 Active 85 DOM
3. 2026-06-16
   days on market $129,900 Active 84 DOM
4. 2026-06-15
   days on market $129,900 Active 83 DOM
5. 2026-06-13
   days on market $129,900 Active 81 DOM
6. 2026-06-13
   days on market $129,900 Active 80 DOM
7. 2026-06-09
   days on market $129,900 Active 77 DOM
8. 2026-06-08
   days on market $129,900 Active 76 DOM
9. 2026-06-07
   days on market $129,900 Active 75 DOM
10. 2026-06-04
    days on market $129,900 Active 72 DOM
11. 2026-06-03
    days on market $129,900 Active 71 DOM
12. 2026-06-02
    days on market $129,900 Active 70 DOM
13. 2026-06-01
    days on market $129,900 Active 69 DOM
14. 2026-05-31
    days on market $129,900 Active 68 DOM
15. 2026-04-23
    price $129,900
16. 2026-04-06
    price $139,000
17. 2026-03-24
    listed $155,000 Active
18. 2015-07-29
    status Pending 233-char remark

    Show marketing remark (233 chars)

    Great investment property or first time buyer. Cute little home w/ fireplace has been remodeled with newer carpet, new tile, and fresh paint. Covered patio, huge backyard. Fenced yards. This one won't last long! $650 per month rent.

19. 2015-07-28
    soldstatus $42,000 Closed 233-char remark

    Show marketing remark (233 chars)

    Great investment property or first time buyer. Cute little home w/ fireplace has been remodeled with newer carpet, new tile, and fresh paint. Covered patio, huge backyard. Fenced yards. This one won't last long! $650 per month rent.

20. 2015-06-04
    price $43,900 233-char remark

    Show marketing remark (233 chars)

    Great investment property or first time buyer. Cute little home w/ fireplace has been remodeled with newer carpet, new tile, and fresh paint. Covered patio, huge backyard. Fenced yards. This one won't last long! $650 per month rent.

21. 2015-05-13
    price $46,900 233-char remark

    Show marketing remark (233 chars)

    Great investment property or first time buyer. Cute little home w/ fireplace has been remodeled with newer carpet, new tile, and fresh paint. Covered patio, huge backyard. Fenced yards. This one won't last long! $650 per month rent.

22. 2015-04-14
    price $48,999 233-char remark

    Show marketing remark (233 chars)

    Great investment property or first time buyer. Cute little home w/ fireplace has been remodeled with newer carpet, new tile, and fresh paint. Covered patio, huge backyard. Fenced yards. This one won't last long! $650 per month rent.

23. 2015-04-03
    price $51,999 233-char remark

    Show marketing remark (233 chars)

    Great investment property or first time buyer. Cute little home w/ fireplace has been remodeled with newer carpet, new tile, and fresh paint. Covered patio, huge backyard. Fenced yards. This one won't last long! $650 per month rent.

24. 2015-03-12
    price $54,999 233-char remark

    Show marketing remark (233 chars)

    Great investment property or first time buyer. Cute little home w/ fireplace has been remodeled with newer carpet, new tile, and fresh paint. Covered patio, huge backyard. Fenced yards. This one won't last long! $650 per month rent.

25. 2015-02-01
    price $56,999 233-char remark

    Show marketing remark (233 chars)

    Great investment property or first time buyer. Cute little home w/ fireplace has been remodeled with newer carpet, new tile, and fresh paint. Covered patio, huge backyard. Fenced yards. This one won't last long! $650 per month rent.

26. 2015-01-20
    price $58,999 233-char remark

    Show marketing remark (233 chars)

    Great investment property or first time buyer. Cute little home w/ fireplace has been remodeled with newer carpet, new tile, and fresh paint. Covered patio, huge backyard. Fenced yards. This one won't last long! $650 per month rent.

27. 2014-08-18
    listed $59,999 Active 233-char remark

    Show marketing remark (233 chars)

    Great investment property or first time buyer. Cute little home w/ fireplace has been remodeled with newer carpet, new tile, and fresh paint. Covered patio, huge backyard. Fenced yards. This one won't last long! $650 per month rent.

28. 2014-07-03
    soldstatus $30,001 Closed 214-char remark

    Show marketing remark (214 chars)

    Cute home located close to downtown Casa Grande. Featuring three bedrooms and a full bath with a cozy fireplace in the family room. Needs some TLC but could be perfect for a first home or an investment opportunity!

29. 2014-07-03
    soldstatus $30,001

    Show marketing remark (214 chars)

    Cute home located close to downtown Casa Grande. Featuring three bedrooms and a full bath with a cozy fireplace in the family room. Needs some TLC but could be perfect for a first home or an investment opportunity!

30. 2014-03-20
    historical Under Contract Accepting Backups 214-char remark

    Show marketing remark (214 chars)

    Cute home located close to downtown Casa Grande. Featuring three bedrooms and a full bath with a cozy fireplace in the family room. Needs some TLC but could be perfect for a first home or an investment opportunity!

31. 2014-02-25
    status Active 214-char remark

    Show marketing remark (214 chars)

    Cute home located close to downtown Casa Grande. Featuring three bedrooms and a full bath with a cozy fireplace in the family room. Needs some TLC but could be perfect for a first home or an investment opportunity!

32. 2013-10-22
    historical Under Contract Accepting Backups 214-char remark

    Show marketing remark (214 chars)

    Cute home located close to downtown Casa Grande. Featuring three bedrooms and a full bath with a cozy fireplace in the family room. Needs some TLC but could be perfect for a first home or an investment opportunity!

33. 2013-10-16
    status Pending 214-char remark

    Show marketing remark (214 chars)

    Cute home located close to downtown Casa Grande. Featuring three bedrooms and a full bath with a cozy fireplace in the family room. Needs some TLC but could be perfect for a first home or an investment opportunity!

34. 2013-10-16
    price $30,000 214-char remark

    Show marketing remark (214 chars)

    Cute home located close to downtown Casa Grande. Featuring three bedrooms and a full bath with a cozy fireplace in the family room. Needs some TLC but could be perfect for a first home or an investment opportunity!

35. 2013-10-02
    listed $32,500 Active 214-char remark

    Show marketing remark (214 chars)

    Cute home located close to downtown Casa Grande. Featuring three bedrooms and a full bath with a cozy fireplace in the family room. Needs some TLC but could be perfect for a first home or an investment opportunity!

36. 1991-04-05
    soldstatus $37,000

ⓘ 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: $549 · $46/mo
• Projected year-2 tax: $857 · $71/mo
• Expected delta: +$308/yr (+$26/mo · 56.2%)

ⓘ 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: $16,614
• − Mortgage interest: −$7,276
• − Property taxes: −$549
• − Insurance: −$650
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$3,779
• Taxable income: $1,702
• Est. tax owed @ 24.0%: −$409
• After-tax cash flow: $3,344/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

+251.1% since first listed

22 events — show timeline

• 2026-04-23 Price Changed $129,900 ARMLS
• 2026-04-06 Price Changed $139,000 ARMLS
• 2026-03-24 Listed $155,000 ARMLS
• 2015-07-29 Pending — ARMLS
• 2015-07-28 Sold (MLS) $42,000 ARMLS
• 2015-06-04 Price Changed $43,900 ARMLS
• 2015-05-13 Price Changed $46,900 ARMLS
• 2015-04-14 Price Changed $48,999 ARMLS
• 2015-04-03 Price Changed $51,999 ARMLS
• 2015-03-12 Price Changed $54,999 ARMLS
• 2015-02-01 Price Changed $56,999 ARMLS
• 2015-01-20 Price Changed $58,999 ARMLS
• 2014-08-18 Listed $59,999 ARMLS
• 2014-07-03 Sold (Public Records) $30,001 Public Records
• 2014-07-03 Sold (MLS) $30,001 ARMLS
• 2014-03-20 Contingent — ARMLS
• 2014-02-25 Relisted — ARMLS
• 2013-10-22 Contingent — ARMLS
• 2013-10-16 Pending — ARMLS
• 2013-10-16 Price Changed $30,000 ARMLS
• 2013-10-02 Listed $32,500 ARMLS
• 1991-04-05 Sold (Public Records) $37,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $549 · +6.7% YoY. Source: county tax records.