725 E Manor Dr · Casa Grande, AZ 85122

$179,000

3 bd · 2.0 ba · 1,691 sqft · SingleFamily public records · 28 Days on market

Built 1967 7,105 sqft lot Est $301k · 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 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

This 1691 sq/ft home features 3 bedroom and 2 bathrooms with tile throughout the home. Great location in town - close to shopping and amenities. This property needs some work but has huge potential.

Key facts

• 7,105 sq ft lot
• Parking
• Built 1967

Property features AI

Finance

• Financial info: Non-assumable financing
• HOA & community: No association fees

Exterior

• Parking: Covered parking for 1 vehicle; RV gate; 1-car carport
• Utilities: City water; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Stucco, painted, and block construction; Composition roof
• Exterior features: Chain link fencing; Dirt front yard; Dirt back yard

Interior

• Kitchen: Built-in electric oven
• Bedrooms: Up to 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Eat-in kitchen; Full bathroom in primary bedroom
• Laundry & utility: Washer/dryer hookup only; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $176k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 33 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).
• 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 $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($176k) 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.
• Current owner paid $70k; list at $179k implies a 154% 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 $176,315 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 9.98%
• Cash-on-cash: 13.18%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $300,998
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1180 E Brenda Dr	0.27mi	3/2.0	1,736 (+3%)	1mo	$225,000	$130	82
1116 E 11th St E	0.33mi	4/2.0 (+1)	1,669 (-1%)	1mo	$265,000	$159	77
1156 E 12th St	0.39mi	3/1.5	1,705 (+1%)	4mo	$224,500	$132	75
1237 E Paul Dr	0.52mi	4/2.0 (+1)	1,690 (-0%)	0mo	$320,000	$189	70
1469 N Pueblo Dr	0.30mi	3/2.0	1,850 (+9%)	1mo	$250,000	$135	69
1580 N Himosa Dr	0.49mi	3/2.0	1,600 (-5%)	4mo	$435,000	$272	65
702 E Manor Dr	0.16mi	4/2.0 (+1)	1,452 (-14%)	3mo	$259,900	$179	62
1462 N Kadota Ave	0.18mi	4/3.0 (+1)	1,460 (-14%)	0mo	$60,000	$41	60
1732 N Cameron St	0.72mi	3/2.0	1,640 (-3%)	3mo	$350,000	$213	59
1112 N Olive Ave	0.67mi	3/2.0	1,597 (-6%)	1mo	$275,000	$172	58
1137 E Viola Ct	0.72mi	4/2.0 (+1)	1,690 (-0%)	5mo	$300,000	$178	57
1103 N Olive Ave	0.71mi	3/2.0	1,910 (+13%)	1mo	$379,900	$199	44

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $9,380
• Equity at exit: $26,689

10-year hold

• IRR: 15.5%
• Equity multiple: 2.35×
• Total profit: $67,418
• Equity at exit: $15,477

Cash invested: $50,120 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$939
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $551

Break-even live

Break-even rent $1,373

Max offer price $179,000

Occupancy floor 68%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,640	$2.42	1d	1	0.41mi
1131 E Trinity Pl Casa Grande, AZ	4.0	2.5	1600	$1,650	$1.03	24d	1	0.46mi
1642 N Cameron St Casa Grande, AZ	3.0	2.5	1577	$3,250	$2.06	24d	1	0.52mi
919 N Gilbert Ave Casa Grande, AZ	3.0	2.0	1630	$1,975	$1.21	5d	1	0.52mi
1640 N Cameron St Unit 1640 Casa Grande, AZ	3.0	2.5	1577	$3,250	$2.06	24d	1	0.53mi
1640 N Cameron St Casa Grande, AZ	3.0	2.0	1577	$3,250	$2.06	22d	1	0.53mi
1640 N Cameron St Casa Grande, AZ	3.0	2.0	1577	$3,250	$2.06	24d	1	0.53mi
928 N Pueblo Dr Casa Grande, AZ	3.0	2.0	1300	$1,550	$1.19	24d	1	0.55mi
1025 N Menze St Casa Grande, AZ	3.0	1.5	1301	$1,695	$1.30	13d	1	0.58mi
1007 N Menze St Casa Grande, AZ	4.0	2.0	1539	$1,580	$1.03	5d	1	0.61mi
846 N Pueblo Dr #138 Casa Grande, AZ	3.0	2.0	1324	$1,700	$1.28	15d	1	0.64mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,498	$1.31	3d	12	0.68mi
1775 N Terrace Cir Casa Grande, AZ	3.0	2.0	1628	$1,699	$1.04	15d	1	0.75mi
1153 E Gabrilla Dr Casa Grande, AZ	4.0	2.0	1689	$1,795	$1.06	20d	1	0.79mi
920 E 4th St Casa Grande, AZ	3.0	2.0	1073	$1,295	$1.21	3d	1	0.92mi
1437 E 12th St Casa Grande, AZ	3.0	2.5	1963	$1,900	$0.97	24d	1	0.98mi
1256 E Jahns Dr Casa Grande, AZ	4.0	3.0	2094	$2,199	$1.05	5d	1	1.00mi
1467 E 12th St Casa Grande, AZ	3.0	2.0	1604	$1,725	$1.08	24d	1	1.03mi
1846 N Princeton Ave Casa Grande, AZ	4.0	2.0	1786	$1,750	$0.98	4d	1	1.05mi
1926 N Avenida de Palmas Casa Grande, AZ	2.0	2.0	1106	$1,199	$1.08	22d	3	1.10mi
801 E 2nd St Casa Grande, AZ	3.0	2.0	1200	$1,650	$1.38	24d	1	1.12mi
1858 N Center Ave Casa Grande, AZ	2.0	2.0	1146	$1,500	$1.31	24d	1	1.16mi
1715 N Peart Rd Casa Grande, AZ	2.0–4.0	1.0–2.0	1221	$1,710	$1.40	2d	22	1.16mi
541 W Melrose Dr Casa Grande, AZ	3.0	2.0	1101	$1,600	$1.45	24d	1	1.19mi
1936 N Trekell Rd Casa Grande, AZ	1.0–4.0	1.0–2.0	1033	$1,723	$1.67	2d	29	1.19mi
1013 E Doan St Casa Grande, AZ	4.0	2.0	1120	$1,700	$1.52	24d	1	1.22mi
1979 N Vista Ln Casa Grande, AZ	4.0	2.0	1636	$2,200	$1.34	24d	1	1.26mi
344 N Pottebaum Rd Casa Grande, AZ	2.0–3.0	2.0	1162	$1,494	$1.29	1d	4	1.30mi
1265 E Kingman St Casa Grande, AZ	4.0	2.0	1874	$2,099	$1.12	5d	1	1.32mi
1584 N Wood St Casa Grande, AZ	4.0	2.0	1928	$1,800	$0.93	15d	1	1.34mi
75 S Trekell Rd Casa Grande, AZ	2.0–3.0	2.0	1035	$1,750	$1.69	1d	18	1.38mi
1565 N Wildflower Dr Casa Grande, AZ	1.0–3.0	1.0–2.0	998	$1,550	$1.55	1d	9	1.39mi
351 N Peart Rd Casa Grande, AZ	1.0–3.0	1.0–2.0	962	$1,687	$1.75	1d	12	1.41mi

Listing history 19 events

1. 2026-06-18
   days on market $179,000 Active 28 DOM
2. 2026-06-17
   days on market $179,000 Active 27 DOM
3. 2026-06-16
   days on market $179,000 Active 26 DOM
4. 2026-06-15
   days on market $179,000 Active 25 DOM
5. 2026-06-13
   days on market $179,000 Active 23 DOM
6. 2026-06-13
   days on market $179,000 Active 22 DOM
7. 2026-06-09
   days on market $179,000 Active 19 DOM
8. 2026-06-08
   days on market $179,000 Active 18 DOM
9. 2026-06-07
   days on market $179,000 Active 17 DOM
10. 2026-06-04
    days on market $179,000 Active 14 DOM
11. 2026-06-03
    days on market $179,000 Active 13 DOM
12. 2026-06-02
    days on market $179,000 Active 12 DOM
13. 2026-06-01
    days on market $179,000 Active 11 DOM
14. 2026-05-31
    days on market $179,000 Active 10 DOM
15. 2026-05-21
    listed $179,000 Active
16. 2007-08-01
    historical
17. 2007-02-23
    listed $149,900
18. 1998-09-04
    soldstatus $70,500
19. 1978-07-18
    soldstatus $36,315

ⓘ 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: $860 · $72/mo
• Projected year-2 tax: $1,181 · $98/mo
• Expected delta: +$321/yr (+$27/mo · 37.3%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,843
• − Mortgage interest: −$10,027
• − Property taxes: −$860
• − Insurance: −$895
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − Depreciation: −$5,207
• Taxable income: $3,879
• Est. tax owed @ 24.0%: −$931
• After-tax cash flow: $5,675/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

+392.9% since first listed

5 events — show timeline

• 2026-05-21 Listed $179,000 ARMLS
• 2007-08-01 Listing Removed — ARMLS
• 2007-02-23 Listed $149,900 ARMLS
• 1998-09-04 Sold (Public Records) $70,500 Public Records
• 1978-07-18 Sold (Public Records) $36,315 Public Records

Property tax history

-1.0%/yr

Latest (2025): $860 · +6.7% YoY. Source: county tax records.