426 W Cottonwood Ln #51 · Casa Grande, AZ 85122

$71,000

2 bd · 2.0 ba · 784 sqft · Manufactured · 39 Days on market

Built 2026 Good condition Est $81k · 12% under $510/mo HOA · 39% of rent

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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 +15.1/30.0
• ARV discount +12.9/15.0
• 1% rule +10.0/10.0
• DSCR +4.6/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Own a brand new 2 bed 2 bath 2021 Clayton home starting at just $71000. Outside, you'll find a trex deck, custom storage shed, and a large carport. You also get the option to customize your landscaping and paint package to truly make it your own! Plus, 1-year free lot rent to kickstart your new journey or $6000 off the price of your new home - limited time offer. These homes are thoughtfully designed for modern living and comfort. The interior features sleek cabinetry, durable hard flooring throughout, brand-new appliances including a stacked washer/dryer, energy-efficient windows, and a smart thermostat. The spacious master suite boasts double sinks in the bath, while the versatile sec

Key facts

• Brand new appliances
• Large carport
• Custom storage shed

Tags

• TREX DECK
• CUSTOM STORAGE SHED
• LARGE CARPORT
• BRAND NEW APPLIANCES
• STACKED WASHER DRYER
• ENERGY EFFICIENT WINDOWS

Property features AI

Finance

• Financial info: List price: $71,000
• HOA & community: Association fee: $510

Exterior

• Utilities: Natural gas; Electric for central air/heat pump
• Home design: Spec inventory, plan with custom options
• Exterior features: Address: 426 W Cottonwood Ln #51, Casa Grande, AZ 85122

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Heat pump; Central air conditioning
• Interior features: Open living area (784 sq ft not shown per instructions)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $71k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $24 ($288/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).
• Recommended offer: $69k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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+, 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); 628 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $491 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• 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 $68,870 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.83% ✓
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $80,752
• 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 #13	0.08mi	2/2.0	784 (0%)	8mo	$81,000	$103	90
426 W Cottonwood Ln #11	0.08mi	2/2.0	784 (0%)	11mo	$88,000	$112	87
426 W Cottonwood Ln #20	0.08mi	2/2.5	786 (+0%)	8mo	$89,000	$113	87
426 W Cottonwood Ln #5	0.15mi	2/2.0	784 (0%)	13mo	$82,500	$105	82
426 W Cottonwood Ln #4	0.15mi	2/2.0	784 (0%)	14mo	$81,000	$103	82
426 W Cottonwood Ln #7	0.15mi	2/2.0	784 (0%)	15mo	$82,500	$105	81
450 W Sunwest Dr #21	0.08mi	2/2.0	896 (+14%)	12mo	$40,000	$45	63
450 W Sunwest Dr #1	0.08mi	2/1.0	896 (+14%)	13mo	$59,000	$66	58
120 W O'neil Dr #72	0.45mi	2/1.0	720 (-8%)	6mo	$22,000	$31	57
1451 N Pinal Ave #31	0.41mi	1/1.0 (-1)	900 (+15%)	11mo	$15,000	$17	38
708 W Mcmurray Blvd #38	0.56mi	3/2.0 (+1)	900 (+15%)	8mo	$30,000	$33	37
1451 N Pinal Ave #23	0.41mi	1/1.0 (-1)	900 (+15%)	14mo	$9,000	$10	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: -10.0%
• Equity multiple: 0.62×
• Total profit: $-7,524
• Equity at exit: $10,586

10-year hold

• IRR: 3.5%
• Equity multiple: 1.29×
• Total profit: $5,760
• Equity at exit: $6,139

Cash invested: $19,880 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$372
• Tax est. 1.5%: −$89 /mo · $1,065/yr
• Insurance: −$30
• HOA: −$510
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $24

Break-even live

Break-even rent $1,267

Max offer price $71,000

Occupancy floor 93%

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	24d	1	0.33mi
290 W Viola St Unit 4 Casa Grande, AZ	2.0	1.0	800	$1,250	$1.56	15d	1	0.54mi
701 W 12th St Unit F Casa Grande, AZ	2.0	1.0	745	$1,500	$2.01	24d	1	0.77mi
1550 N Casa Grande Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	625	$1,199	$1.92	1d	1	0.80mi
1010 N Park Ave Casa Grande, AZ	2.0	1.0	920	$1,100	$1.20	12d	1	0.87mi
507 W 10th St Apt D Casa Grande, AZ	1.0	1.0	600	$1,050	$1.75	20d	1	0.88mi
1641 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	750	$1,100	$1.47	1d	3	0.88mi
420 E McMurray Blvd Casa Grande, AZ	1.0	1.0	645	$895	$1.39	24d	1	0.89mi
1564 N Morrison Ave Casa Grande, AZ	2.0–3.0	2.0	871	$864	$0.99	1d	20	0.90mi
1005 N Center Ave Unit A Casa Grande, AZ	1.0	1.0	525	$1,099	$2.09	24d	1	0.92mi
1005 N Center Ave Unit A Casa Grande, AZ	1.0	1.0	525	$1,099	$2.09	4d	1	0.92mi
416 W 9th St Unit 1 Casa Grande, AZ	2.0	1.0	725	$1,200	$1.66	12d	1	0.93mi
300 W 9th St Casa Grande, AZ	2.0	1.0	775	$999	$1.29	22d	1	0.94mi
419 W 9th St Apt A Casa Grande, AZ	2.0	1.0	750	$1,199	$1.60	24d	1	0.95mi
803 N Park Ave Casa Grande, AZ	2.0	1.0	822	$1,275	$1.55	5d	1	1.03mi
1650 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	612	$1,170	$1.91	1d	5	1.05mi
1113 W Corinthian Cir Casa Grande, AZ	3.0	2.0	981	$1,395	$1.42	15d	1	1.07mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,165	$1.99	1d	1	1.30mi
1926 N Avenida de Palmas Casa Grande, AZ	2.0	2.0	1106	$1,199	$1.08	22d	3	1.34mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,295	$1.13	3d	12	1.45mi
511 N Brown Ave Casa Grande, AZ	2.0	1.0	828	$1,150	$1.39	18d	1	1.48mi
515 E 4th St Casa Grande, AZ	2.0	1.0	795	$850	$1.07	15d	1	1.49mi

HOA detail

• Monthly dues: $510 · $6,120/yr
• Likely covers: landscaping

Listing history 8 events

1. 2026-06-09
   days on market $71,000 Active 39 DOM
2. 2026-06-08
   days on market $71,000 Active 38 DOM
3. 2026-06-07
   days on market $71,000 Active 37 DOM
4. 2026-06-04
   days on market $71,000 Active 34 DOM
5. 2026-06-03
   days on market $71,000 Active 33 DOM
6. 2026-06-02
   days on market $71,000 Active 32 DOM
7. 2026-06-01
   days on market $71,000 Active 31 DOM
8. 2026-05-31
   days on market $71,000 Active 30 DOM

ⓘ 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: $15,564
• − Mortgage interest: −$3,977
• − Property taxes: −$1,065
• − Insurance: −$355
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − HOA: −$6,120
• − Depreciation: −$2,065
• Taxable loss: −$509
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $410/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.

Condition & rehab AI · 10 photos

Good 80/100 None rehab

This 2021 Clayton manufactured home is in excellent condition with modern finishes and energy-efficient features. Customizable landscaping and paint package can further enhance its appeal.

Value-add opportunities

• Both Custom landscaping and paint package — Personalizes the home and enhances curb appeal
• Both Smart thermostat — Energy-efficient and user-friendly
• Both Energy-efficient windows — Reduces energy costs and enhances comfort
• Both Smart home security system — Enhances safety and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Custom landscaping and paint package — Personalizes the home and enhances curb appeal ↑
• Both Smart thermostat — Energy-efficient and user-friendly ↑
• Both Energy-efficient windows — Reduces energy costs and enhances comfort ↑
• Both Smart home security system — Enhances safety and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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