450 W Sunwest Dr #252 · Casa Grande, AZ 85122

$110,000

2 bd · 2.0 ba · 1,625 sqft · Manufactured · 55 Days on market

Built 1996 Fair condition Est $219k · 50% under ↓ 20% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this opportunity to join the Sunwest Resort Community in Casa Grande! The curb appeal of this beauty is just the start. There are 2 spacious bedrooms, 2 bathrooms, plus an additional large den/bonus room. This home offers has new plumbing, new roof coating, new carpet, new paint (interior and exterior), new floors, fans, sinks/faucets, interior doors, a covered carport and an 8 year termite warranty. It also features fully drywalled interior (except bathrooms), air conditioned work shop, Arizona room, and a sparkling community pool. It is a must see!

Key facts

• Cul-de-sac lot
• Covered porch
• Community pool

Tags

• CUL-DE-SAC LOT
• ARIZONA ROOM
• AIR-CONDITIONED WORKSHOP
• COVERED CARPORT
• COVERED PORCH
• COMMUNITY POOL

Property features AI

Finance

• Other: Lot size and building area reported by owner; Directions: From Pinal, west on Cottonwood Dr, north on Patagonia into park
• HOA & community: Land lease (monthly); Land lease payment of $645 per month; No association fees; Community pool; Community spa (heated)

Exterior

• Parking: 1 covered parking space; 1 carport space
• Utilities: Private water company; Public sewer (connected)
• Home design: Manufactured/mobile home; Leasehold ownership; Asphalt road access
• Construction: Wood siding; Wood frame; Painted exterior; Other roof type
• Exterior features: Cul-de-sac lot; Gravel/stone front yard; Gravel/stone back yard; City-maintained road

Interior

• Kitchen: Refrigerator; Dishwasher; Garbage disposal; Reverse osmosis
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: High-speed internet available; Double vanity in bath; Full bath in master bedroom; Skylight(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $948 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 38% 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.97% ✓
• Cap rate: 16.64%
• Cash-on-cash: 36.94%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $219,375
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 W Sunwest Dr #143	0.00mi	2/2.0	1,568 (-4%)	11mo	$75,000	$48	85
450 W Sunwest Dr #98	0.00mi	3/2.0 (+1)	1,568 (-4%)	12mo	$135,000	$86	79
450 W Sunwest Dr #108	0.00mi	3/2.0 (+1)	1,800 (+11%)	2mo	$99,000	$55	76
868 W Desert Sky Dr	0.73mi	2/2.0	1,680 (+3%)	0mo	$207,000	$123	60
1890 N Ridge Way	0.74mi	3/2.0 (+1)	1,624 (-0%)	3mo	$274,900	$169	58
891 W Moon Shadow Dr	0.71mi	2/2.0	1,560 (-4%)	12mo	$270,000	$173	50
1820 N Thornton Rd #908	0.69mi	3/2.0 (+1)	1,513 (-7%)	3mo	$205,000	$135	49
875 W Desert Sky Dr	0.72mi	3/2.0 (+1)	1,569 (-3%)	17mo	$255,000	$163	42
312 E O'neil Dr #128	0.66mi	3/2.5 (+1)	1,528 (-6%)	14mo	$210,000	$137	40
708 W Mcmurray Blvd #29	0.62mi	3/2.0 (+1)	1,388 (-15%)	4mo	$28,000	$20	39
1852 N Ridge Way	0.65mi	2/2.0	1,405 (-14%)	17mo	$265,000	$189	33
708 W Mcmurray Blvd #18	0.62mi	3/2.0 (+1)	1,388 (-15%)	14mo	$35,000	$25	30

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: 34.6%
• Equity multiple: 2.50×
• Total profit: $46,138
• Equity at exit: $16,401

10-year hold

• IRR: 42.3%
• Equity multiple: 5.32×
• Total profit: $133,071
• Equity at exit: $9,511

Cash invested: $30,800 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,163 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $948

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,024	-5% $986	+0% $948	+5% $910	+10% $872
Rent	-10% $777	-5% $863	+0% $948	+5% $1,034	+10% $1,119
Rate	-1.0pp $1,004	-0.5pp $976	base $948	+0.5pp $920	+1.0pp $891

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	25d	1	0.40mi
767 W Barrus Dr Casa Grande, AZ	3.0	2.0	1463	$1,695	$1.16	25d	1	0.55mi
1858 N Center Ave Casa Grande, AZ	2.0	2.0	1146	$1,500	$1.31	25d	1	0.75mi
645 W Jardin Dr Casa Grande, AZ	3.0	2.0	1309	$1,650	$1.26	25d	1	0.78mi
736 W Palo Verde Dr Casa Grande, AZ	3.0	2.0	1810	$3,550	$1.96	25d	1	0.78mi
1640 N Cameron St Unit 1640 Casa Grande, AZ	3.0	2.5	1577	$3,250	$2.06	25d	1	0.83mi
1640 N Cameron St Casa Grande, AZ	3.0	2.0	1577	$3,250	$2.06	22d	1	0.83mi
1640 N Cameron St Casa Grande, AZ	3.0	2.0	1577	$3,250	$2.06	24d	1	0.83mi
1642 N Cameron St Casa Grande, AZ	3.0	2.5	1577	$3,250	$2.06	25d	1	0.84mi
803 W Jardin Dr Casa Grande, AZ	3.0	2.0	1491	$1,725	$1.16	5d	1	0.85mi
520 W Casa Mirage Ct Casa Grande, AZ	3.0	2.0	1536	$1,600	$1.04	5d	1	0.94mi
776 W Fairlane Ct Casa Grande, AZ	3.0	2.0	1489	$3,200	$2.15	25d	1	1.06mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	25d	1	1.14mi
750 W Torino Pl Casa Grande, AZ	3.0	2.0	2007	$3,550	$1.77	25d	1	1.15mi
845 W Crooked Stick Dr Casa Grande, AZ	3.0	2.0	1601	$2,000	$1.25	25d	1	1.18mi
1775 N Terrace Cir Casa Grande, AZ	3.0	2.0	1628	$1,699	$1.04	15d	1	1.24mi
1926 N Avenida de Palmas Casa Grande, AZ	2.0	2.0	1106	$1,199	$1.08	22d	3	1.35mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,165	$1.99	2d	1	1.36mi
919 N Gilbert Ave Casa Grande, AZ	3.0	2.0	1630	$1,975	$1.21	6d	1	1.47mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,295	$1.13	3d	12	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $110,000 Active 55 DOM
2. 2026-06-17
   days on market $110,000 Active 54 DOM
3. 2026-06-16
   days on market $110,000 Active 53 DOM
4. 2026-06-15
   days on market $110,000 Active 52 DOM
5. 2026-06-13
   days on market $110,000 Active 50 DOM
6. 2026-06-13
   pricedays on market $110,000 Active 49 DOM
7. 2026-06-09
   days on market $120,000 Active 46 DOM
8. 2026-06-08
   days on market $120,000 Active 45 DOM
9. 2026-06-07
   days on market $120,000 Active 44 DOM
10. 2026-06-04
    days on market $120,000 Active 41 DOM
11. 2026-06-03
    days on market $120,000 Active 40 DOM
12. 2026-06-02
    days on market $120,000 Active 39 DOM
13. 2026-06-01
    days on market $120,000 Active 38 DOM
14. 2026-05-31
    days on market $120,000 Active 37 DOM
15. 2026-04-24
    listed $120,000 Active
16. 2023-08-21
    soldstatus $150,000 Closed 567-char remark

    Show marketing remark (567 chars)

    Don't miss this opportunity to join the Sunwest Resort Community in Casa Grande! The curb appeal of this beauty is just the start. There are 2 spacious bedrooms, 2 bathrooms, plus an additional large den/bonus room. This home offers has new plumbing, new roof coating, new carpet, new paint (interior and exterior), new floors, fans, sinks/faucets, interior doors, a covered carport and an 8 year termite warranty. It also features fully drywalled interior (except bathrooms), air conditioned work shop, Arizona room, and a sparkling community pool. It is a must see!

17. 2023-07-31
    historical Contract Contingent on Buyer Sale 567-char remark

    Show marketing remark (567 chars)

    Don't miss this opportunity to join the Sunwest Resort Community in Casa Grande! The curb appeal of this beauty is just the start. There are 2 spacious bedrooms, 2 bathrooms, plus an additional large den/bonus room. This home offers has new plumbing, new roof coating, new carpet, new paint (interior and exterior), new floors, fans, sinks/faucets, interior doors, a covered carport and an 8 year termite warranty. It also features fully drywalled interior (except bathrooms), air conditioned work shop, Arizona room, and a sparkling community pool. It is a must see!

18. 2023-07-18
    status Active 567-char remark

    Show marketing remark (567 chars)

    Don't miss this opportunity to join the Sunwest Resort Community in Casa Grande! The curb appeal of this beauty is just the start. There are 2 spacious bedrooms, 2 bathrooms, plus an additional large den/bonus room. This home offers has new plumbing, new roof coating, new carpet, new paint (interior and exterior), new floors, fans, sinks/faucets, interior doors, a covered carport and an 8 year termite warranty. It also features fully drywalled interior (except bathrooms), air conditioned work shop, Arizona room, and a sparkling community pool. It is a must see!

19. 2023-06-19
    historical Contract Contingent on Buyer Sale 567-char remark

    Show marketing remark (567 chars)

    Don't miss this opportunity to join the Sunwest Resort Community in Casa Grande! The curb appeal of this beauty is just the start. There are 2 spacious bedrooms, 2 bathrooms, plus an additional large den/bonus room. This home offers has new plumbing, new roof coating, new carpet, new paint (interior and exterior), new floors, fans, sinks/faucets, interior doors, a covered carport and an 8 year termite warranty. It also features fully drywalled interior (except bathrooms), air conditioned work shop, Arizona room, and a sparkling community pool. It is a must see!

20. 2023-06-07
    listed $150,000 Active 567-char remark

    Show marketing remark (567 chars)

    Don't miss this opportunity to join the Sunwest Resort Community in Casa Grande! The curb appeal of this beauty is just the start. There are 2 spacious bedrooms, 2 bathrooms, plus an additional large den/bonus room. This home offers has new plumbing, new roof coating, new carpet, new paint (interior and exterior), new floors, fans, sinks/faucets, interior doors, a covered carport and an 8 year termite warranty. It also features fully drywalled interior (except bathrooms), air conditioned work shop, Arizona room, and a sparkling community pool. It is a must see!

ⓘ 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: $25,951
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$3,200
• Taxable income: $10,237
• Est. tax owed @ 24.0%: −$2,457
• After-tax cash flow: $8,922/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathrooms, and paint the exterior. It has average condition and could benefit from these updates to increase its resale and rental value.

Repairs flagged

• Major kitchen appliances — old and worn
• Major bathroom fixtures — dated and worn
• Moderate exterior paint — moderate wear

Value-add opportunities

• Resale update kitchen appliances — modern appliances attract buyers
• Resale update bathroom fixtures — modern fixtures attract buyers
• Both paint exterior — enhances curb appeal and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · old and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
exterior paint · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Resale update kitchen appliances — modern appliances attract buyers ↑
• Resale update bathroom fixtures — modern fixtures attract buyers ↑
• Both paint exterior — enhances curb appeal and resale 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

Price history

-20.0% since first listed

6 events — show timeline

• 2026-04-24 Listed $120,000 ARMLS
• 2023-08-21 Sold (MLS) $150,000 ARMLS
• 2023-07-31 Contingent — ARMLS
• 2023-07-18 Relisted — ARMLS
• 2023-06-19 Contingent — ARMLS
• 2023-06-07 Listed $150,000 ARMLS