1110 North Henness Rd 2317 Plan · Casa Grande, AZ 85122

$154,995

2 bd · 2.0 ba · 1,179 sqft · Manufactured · 247 Days on market

Manufactured home 55+ age-restricted Excellent condition $131/sqft · 36% below area Est $241k · 36% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• Condition / age +4.8/5.0
• DSCR +4.4/10.0
• 1% rule +4.3/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Appreciation +2.5/10.0
• Schools +1.4/10.0
• Manufactured-home adj. -4.2

Listing remarks

Welcome to your new oasis! Located at 2317 Granite Drive in the vibrant 55+ active adult community of Palm Creek Resort and Residences this charming 2 bedroom/2 bathroom 1170 sq ft home is the perfect blend of comfort and style. The kitchen is has stainless steel appliances, plenty of counter space and storage. The large utility room adds convenience, while the primary bedroom boasts a generous ensuite bathroom with a step-in shower and enormous walk in closet. Enjoy the outdoors with a lovely patio area, perfect for relaxation and entertaining.

Key facts

• Patio area
• Walk in closet
• Ensuite bathroom

Tags

• STAINLESS STEEL APPLIANCES
• LARGE UTILITY ROOM
• ENSUITE BATHROOM
• STEP-IN SHOWER
• WALK IN CLOSET
• PATIO AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-22 ($-269/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (14.4% below list).
• Recommended offer: $133k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.9% 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: Mesquite Elementary School (math 12% / reading 17%, grade F, #898 of 1,109 statewide, top 83%, 467 students, 85% FRL); Cactus Middle School (math 11% / reading 19%, grade F, #156 of 218 statewide, top 72%, 779 students, 63% FRL); Vista Grande High School (math 10% / reading 16%, grade F, #279 of 381 statewide, top 73%, 1,790 students, 54% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 1052 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Recommended offer $132,751 (14.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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: 0.86% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $240,865
• List price: $154,995
• Delta: -35.65%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 N Henness Rd #2126	0.51mi	2/2.0	1,202 (+2%)	0mo	$250,000	$208	73
1873 E Birch St	0.41mi	2/2.0	1,237 (+5%)	3mo	$227,000	$184	70
1547 E 12th St	1.05mi	2/2.0	1,218 (+3%)	2mo	$266,900	$219	58
1829 E Sandalwood Rd	0.47mi	2/2.0	1,297 (+10%)	6mo	$255,000	$197	56
1647 E Krystal St	1.24mi	3/2.0 (+1)	1,198 (+2%)	3mo	$281,000	$235	55
1547 E Melrose Dr	0.99mi	2/2.0	1,275 (+8%)	7mo	$228,000	$179	45
1570 E Earl Dr	0.96mi	2/2.0	1,275 (+8%)	7mo	$250,000	$196	45
1553 E Prickly Pear Pl	1.38mi	3/2.0 (+1)	1,281 (+9%)	2mo	$285,000	$222	44
1552 E Manor Dr	0.97mi	2/2.0	1,275 (+8%)	9mo	$235,500	$185	44
1718 E Birch St	0.66mi	2/2.0	1,013 (-14%)	5mo	$248,000	$245	42
1533 E Laurel Dr	1.05mi	2/2.0	1,458 (+24%)	4mo	$205,832	$141	36
1386 E 10th Pl	1.43mi	2/2.0	939 (-20%)	7mo	$249,900	$266	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: -15.5%
• Equity multiple: 0.44×
• Total profit: $-24,352
• Equity at exit: $23,110

10-year hold

• IRR: -4.5%
• Equity multiple: 0.68×
• Total profit: $-13,756
• Equity at exit: $13,401

Cash invested: $43,399 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 33 active · 1 under contract
• Months of supply: 198.0 mo (1%/mo absorbed)
• Median asking: $159,995 ($137/sqft)
• Median days on market: 141 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +48.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85122

• Home prices YoY: -22.4%
• Rents YoY: 4.6%
• Active inventory: 1052
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-22

Break-even live

Break-even rent $1,356

Max offer price $151,753

Occupancy floor 97%

Sensitivity live

Price	-10% $85	-5% $31	+0% $-22	+5% $-76	+10% $-130
Rent	-10% $-127	-5% $-75	+0% $-22	+5% $30	+10% $82
Rate	-1.0pp $56	-0.5pp $17	base $-22	+0.5pp $-63	+1.0pp $-103

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: $38,749
• Closing costs: $4,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 Henness Rd Casa Grande, AZ	2.0	2.0	1166	$1,649	$1.41	7d	1	0.39mi
1762 E Sycamore Rd Casa Grande, AZ	3.0	2.0	1273	$3,500	$2.75	0d	1	0.65mi
1767 E Sycamore Rd Casa Grande, AZ	3.0	2.0	1306	$1,600	$1.23	0d	1	0.66mi
1727 E Birch St Casa Grande, AZ	3.0	2.0	1196	$1,595	$1.33	32d	1	0.66mi
1771 E McMurray Blvd Casa Grande, AZ	1.0–2.0	1.0	733	$1,395	$1.90	0d	1	0.73mi
1682 E Kielly Ln Casa Grande, AZ	3.0	2.0	1494	$2,400	$1.61	99d	1	0.75mi
1565 N Wildflower Dr Casa Grande, AZ	1.0–3.0	1.0–2.0	998	$1,335	$1.34	0d	6	0.78mi
1000 N Arizola Rd Casa Grande, AZ	2.0	1.0–2.0	621	$1,290	$2.08	37d	22	0.79mi
422 N Via Del Cielo Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$1,945	$1.78	0d	29	0.97mi
1821 E Florence Blvd Casa Grande, AZ	1.0–3.0	1.0–2.0	1091	$1,684	$1.54	0d	1	1.05mi
1620 E Silver Reef Dr Casa Grande, AZ	3.0	2.0	1202	$1,575	$1.31	165d	1	1.11mi
1715 N Peart Rd Casa Grande, AZ	2.0–4.0	1.0–2.0	1221	$1,349	$1.10	0d	23	1.12mi
1450 E Cottonwood Ln Casa Grande, AZ	1.0–2.0	1.0–2.0	821	$1,695	$2.06	0d	57	1.24mi
1650 E Jardin Pl Casa Grande, AZ	3.0	2.0	1411	$1,695	$1.20	165d	1	1.28mi
255 N Camino Mercado Casa Grande, AZ	1.0–3.0	1.0–2.0	1041	$1,574	$1.51	0d	47	1.29mi
1636 E Jardin Pl Casa Grande, AZ	3.0	2.0	1411	$1,799	$1.27	119d	1	1.30mi
1456 E 9th St #118 Casa Grande, AZ	2.0	2.0	1495	$1,325	$0.89	79d	1	1.34mi
2071 N St Bonita Ln Casa Grande, AZ	3.0	2.0	1300	$1,625	$1.25	0d	1	1.37mi
1456 E 9th St Casa Grande, AZ	2.0–3.0	2.0	1703	$1,299	$0.76	0d	2	1.38mi
1389 E Anna Dr Casa Grande, AZ	3.0	2.0	1248	$1,575	$1.26	0d	1	1.41mi
1766 E Bishop Pl Casa Grande, AZ	3.0	2.0	1301	$1,840	$1.41	119d	1	1.44mi
1449 E Oneil Dr Casa Grande, AZ	1.0–2.0	1.0–2.0	859	$1,518	$1.77	0d	170	1.47mi

Property features AI

Finance

• Financial info: List price $189,995

Exterior

• Home design: Plan inventory typeSingle-level plan (Plan name: 1110 North Henness Rd 2317)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1,179

Listing history 50 events

1. 2026-11-08
   days on market $154,995 Active 247 DOM
2. 2026-11-07
   days on market $154,995 Active 246 DOM
3. 2026-11-06
   days on market $154,995 Active 245 DOM
4. 2026-11-05
   days on market $154,995 Active 244 DOM
5. 2026-11-04
   days on market $154,995 Active 243 DOM
6. 2026-11-02
   days on market $154,995 Active 241 DOM
7. 2026-11-01
   days on market $154,995 Active 240 DOM
8. 2026-10-31
   days on market $154,995 Active 239 DOM
9. 2026-10-30
   days on market $154,995 Active 238 DOM
10. 2026-10-29
    days on market $154,995 Active 237 DOM
11. 2026-10-28
    days on market $154,995 Active 236 DOM
12. 2026-10-27
    days on market $154,995 Active 235 DOM
13. 2026-10-26
    days on market $154,995 Active 234 DOM
14. 2026-10-25
    days on market $154,995 Active 233 DOM
15. 2026-10-24
    days on market $154,995 Active 232 DOM
16. 2026-10-23
    days on market $154,995 Active 231 DOM
17. 2026-10-22
    days on market $154,995 Active 230 DOM
18. 2026-10-21
    days on market $154,995 Active 229 DOM
19. 2026-10-20
    days on market $154,995 Active 228 DOM
20. 2026-10-19
    days on market $154,995 Active 227 DOM
21. 2026-10-18
    days on market $154,995 Active 226 DOM
22. 2026-10-17
    days on market $154,995 Active 225 DOM
23. 2026-10-16
    days on market $154,995 Active 224 DOM
24. 2026-10-15
    days on market $154,995 Active 223 DOM
25. 2026-10-14
    days on market $154,995 Active 222 DOM
26. 2026-10-13
    days on market $154,995 Active 221 DOM
27. 2026-10-12
    days on market $154,995 Active 220 DOM
28. 2026-10-11
    days on market $154,995 Active 219 DOM
29. 2026-10-10
    days on market $154,995 Active 218 DOM
30. 2026-10-09
    days on market $154,995 Active 217 DOM
31. 2026-10-08
    days on market $154,995 Active 216 DOM
32. 2026-10-07
    days on market $154,995 Active 215 DOM
33. 2026-10-06
    days on market $154,995 Active 214 DOM
34. 2026-10-05
    days on market $154,995 Active 213 DOM
35. 2026-10-04
    days on market $154,995 Active 212 DOM
36. 2026-10-03
    days on market $154,995 Active 211 DOM
37. 2026-10-02
    days on market $154,995 Active 210 DOM
38. 2026-10-01
    days on market $154,995 Active 209 DOM
39. 2026-09-30
    days on market $154,995 Active 208 DOM
40. 2026-09-29
    days on market $154,995 Active 207 DOM
41. 2026-09-28
    days on market $154,995 Active 206 DOM
42. 2026-09-27
    days on market $154,995 Active 205 DOM
43. 2026-09-26
    days on market $154,995 Active 204 DOM
44. 2026-09-25
    days on market $154,995 Active 203 DOM
45. 2026-09-24
    days on market $154,995 Active 202 DOM
46. 2026-09-23
    days on market $154,995 Active 201 DOM
47. 2026-09-22
    days on market $154,995 Active 200 DOM
48. 2026-09-21
    days on market $154,995 Active 199 DOM
49. 2026-09-20
    days on market $154,995 Active 198 DOM
50. 2026-09-19
    days on market $154,995 Active 197 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,930
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$4,509
• Taxable loss: −$2,910
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $429/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It offers a great blend of comfort and style, making it an ideal investment for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics, attracting more buyers and renters. ↑
• Both Updating the flooring — Replacing worn-out flooring with a more modern or durable option can increase the home's value and appeal. ↑

F Composite school gradezoned avg 14/100

Zoned Schools

Elementary Mesquite Elementary School F AZ #898/1,109 Nat'l #36,758/41,679 Middle Cactus Middle School F AZ #156/218 Nat'l #12,634/14,009 High Vista Grande High School F AZ #279/381 Nat'l #15,688/17,239

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

D Composite livability gradescore 58/100

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 · 437,574 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: 15% of renters

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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%

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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%
• Languages at home: 75% English-only · Spanish 23% Tagalog/Filipino 1% Other Indo-European 1%

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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

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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

Property features AI

Finance

• Financial info: List price $189,995

Exterior

• Home design: Plan inventory typeSingle-level plan (Plan name: 1110 North Henness Rd 2317)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1,179