2100 N Trekell Rd #222 · Casa Grande, AZ 85122

$89,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 603 Days on market

Built 1984 Est $158k · 44% 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 +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 +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly painted spacious 2 bedroom 2 bathroom manufactured home move in ready in the desirable community of Casa Verde Estates.

Key facts

• Gated community
• Double wide home
• Fully furnished

Tags

• DOUBLE WIDE HOME
• GATED COMMUNITY
• FULLY FURNISHED

Property features AI

Finance

• Other: Property area source: Owner; Lot size source: Assessor
• HOA & community: Land lease: $520 monthly; No association fees included; Community pool; Community spa (heated); Pickleball courts; Tennis courts; Community media room; Community laundry

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Leasehold ownership; Manufactured/mobile home
• Construction: Wood frame construction; Painted exterior; Foam roof
• Exterior features: Shed(s); Storage; East/West exposure; Desert front landscaping; Gravel/stone front and back; Private maintained road

Interior

• Kitchen: Laminate counters; Reverse osmosis water filtration; Pantry; Refrigerator; Dishwasher
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High-speed internet; Breakfast bar; Furnished (see remarks); Pantry; 3/4 bath in master bedroom; Accessible approach with ramp; Bath grab bars; Accessible hallways; Storage
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $628 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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); 633 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $615 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 603 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $16k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 603 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.77% ✓
• Cap rate: 14.77%
• Cash-on-cash: 30.26%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $158,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 N Trekell Rd #88	0.00mi	2/2.0	1,300 (+4%)	3mo	$22,000	$17	90
2100 N Trekell Rd #204	0.00mi	2/2.0	1,152 (-8%)	4mo	$39,500	$34	84
2263 N Trekell Rd #48	0.32mi	2/2.0	1,232 (-1%)	2mo	$165,900	$135	81
2100 N Trekell Rd #291	0.00mi	2/2.0	1,393 (+12%)	8mo	$69,000	$50	74
2140 N Cajeme Ave	0.14mi	2/2.0	1,105 (-12%)	4mo	$53,900	$49	70
2263 N Trekell Rd #159	0.52mi	2/2.0	1,232 (-1%)	10mo	$160,000	$130	65
2263 N Trekell Rd #175	0.52mi	2/2.0	1,232 (-1%)	11mo	$157,000	$127	64
2263 N Trekell Rd Rd #77	0.32mi	2/2.0	1,400 (+12%)	1mo	$175,000	$125	64
2263 N Trekell Rd #156	0.32mi	2/2.0	1,400 (+12%)	2mo	$165,000	$118	63
2263 N Trekell Rd #20	0.52mi	2/2.0	1,288 (+3%)	10mo	$169,900	$132	62
2263 N Trekell Rd #36	0.32mi	2/2.0	1,400 (+12%)	4mo	$184,000	$131	62
2263 N Trekell Rd #113	0.52mi	2/2.0	1,349 (+8%)	13mo	$182,500	$135	52

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: 26.7%
• Equity multiple: 2.13×
• Total profit: $28,202
• Equity at exit: $13,270

10-year hold

• IRR: 35.3%
• Equity multiple: 4.50×
• Total profit: $87,108
• Equity at exit: $7,695

Cash invested: $24,920 (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: 633
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,574 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $628

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 55%

Sensitivity live

Price	-10% $690	-5% $659	+0% $628	+5% $598	+10% $567
Rent	-10% $504	-5% $566	+0% $628	+5% $691	+10% $753
Rate	-1.0pp $673	-0.5pp $651	base $628	+0.5pp $605	+1.0pp $582

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1139 E Yucca St Casa Grande, AZ	3.0	3.0	1300	$1,800	$1.38	25d	1	0.23mi
2060 N Trekell Rd Casa Grande, AZ	2.0	1.0–2.0	670	$1,300	$1.94	25d	4	0.26mi
1936 N Trekell Rd Casa Grande, AZ	1.0–4.0	1.0–2.0	1033	$1,492	$1.44	2d	29	0.50mi
1926 N Avenida de Palmas Casa Grande, AZ	2.0	2.0	1106	$1,199	$1.08	22d	3	0.66mi
1292 E Rodeo Rd Casa Grande, AZ	3.0	2.0	1005	$1,500	$1.49	6d	1	0.72mi
700 E Rodeo Rd Casa Grande, AZ	2.0	1.0–2.0	828	$1,436	$1.73	4d	25	0.89mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,295	$1.13	4d	12	1.02mi
1858 N Center Ave Casa Grande, AZ	2.0	2.0	1146	$1,500	$1.31	25d	1	1.21mi
1636 E Jardin Pl Casa Grande, AZ	3.0	2.0	1411	$1,999	$1.42	6d	1	1.21mi
1650 E Jardin Pl Casa Grande, AZ	3.0	2.0	1411	$1,695	$1.20	25d	1	1.24mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,165	$1.99	2d	1	1.28mi
1620 E Silver Reef Dr Casa Grande, AZ	3.0	2.0	1202	$1,575	$1.31	25d	1	1.30mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	25d	1	1.34mi
1641 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	750	$1,100	$1.47	2d	3	1.39mi
1450 E Cottonwood Ln Casa Grande, AZ	1.0–2.0	1.0–2.0	821	$1,995	$2.43	2d	18	1.40mi
1715 N Peart Rd Casa Grande, AZ	2.0–4.0	1.0–2.0	1221	$1,465	$1.20	3d	22	1.44mi
290 W Viola St Unit 4 Casa Grande, AZ	2.0	1.0	800	$1,250	$1.56	16d	1	1.45mi
1560 E Demain Dr Casa Grande, AZ	3.0	2.0	1304	$1,595	$1.22	25d	1	1.46mi

Listing history 29 events

1. 2026-06-21
   days on market $89,000 Active 603 DOM
2. 2026-06-18
   days on market $89,000 Active 600 DOM
3. 2026-06-17
   days on market $89,000 Active 599 DOM
4. 2026-06-16
   days on market $89,000 Active 598 DOM
5. 2026-06-15
   days on market $89,000 Active 597 DOM
6. 2026-06-13
   days on market $89,000 Active 595 DOM
7. 2026-06-13
   days on market $89,000 Active 594 DOM
8. 2026-06-09
   days on market $89,000 Active 591 DOM
9. 2026-06-08
   days on market $89,000 Active 590 DOM
10. 2026-06-07
    days on market $89,000 Active 589 DOM
11. 2026-06-04
    days on market $89,000 Active 586 DOM
12. 2026-06-03
    days on market $89,000 Active 585 DOM
13. 2026-06-02
    days on market $89,000 Active 584 DOM
14. 2026-06-01
    days on market $89,000 Active 583 DOM
15. 2026-05-31
    days on market $89,000 Active 582 DOM
16. 2026-01-17
    price $89,000
17. 2025-09-05
    price $90,000
18. 2025-02-09
    price $95,000
19. 2024-10-26
    listed $104,500 Active
20. 2023-07-11
    soldstatus $75,000 Closed 127-char remark

    Show marketing remark (127 chars)

    Freshly painted spacious 2 bedroom 2 bathroom manufactured home move in ready in the desirable community of Casa Verde Estates.

21. 2023-06-21
    status Pending 127-char remark

    Show marketing remark (127 chars)

    Freshly painted spacious 2 bedroom 2 bathroom manufactured home move in ready in the desirable community of Casa Verde Estates.

22. 2023-04-27
    price $80,000 127-char remark

    Show marketing remark (127 chars)

    Freshly painted spacious 2 bedroom 2 bathroom manufactured home move in ready in the desirable community of Casa Verde Estates.

23. 2023-04-22
    price $83,000 127-char remark

    Show marketing remark (127 chars)

    Freshly painted spacious 2 bedroom 2 bathroom manufactured home move in ready in the desirable community of Casa Verde Estates.

24. 2023-04-13
    price $84,000 127-char remark

    Show marketing remark (127 chars)

    Freshly painted spacious 2 bedroom 2 bathroom manufactured home move in ready in the desirable community of Casa Verde Estates.

25. 2023-03-07
    price $85,000 127-char remark

    Show marketing remark (127 chars)

    Freshly painted spacious 2 bedroom 2 bathroom manufactured home move in ready in the desirable community of Casa Verde Estates.

26. 2023-03-07
    price $8,500 127-char remark

    Show marketing remark (127 chars)

    Freshly painted spacious 2 bedroom 2 bathroom manufactured home move in ready in the desirable community of Casa Verde Estates.

27. 2023-02-15
    status Active 127-char remark

    Show marketing remark (127 chars)

    Freshly painted spacious 2 bedroom 2 bathroom manufactured home move in ready in the desirable community of Casa Verde Estates.

28. 2023-02-07
    status Pending 127-char remark

    Show marketing remark (127 chars)

    Freshly painted spacious 2 bedroom 2 bathroom manufactured home move in ready in the desirable community of Casa Verde Estates.

29. 2023-01-22
    listed $87,500 Active 127-char remark

    Show marketing remark (127 chars)

    Freshly painted spacious 2 bedroom 2 bathroom manufactured home move in ready in the desirable community of Casa Verde Estates.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥113°F today · 14 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: $18,889
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$2,589
• Taxable income: $6,512
• Est. tax owed @ 24.0%: −$1,563
• After-tax cash flow: $5,978/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

+1.7% since first listed

14 events — show timeline

• 2026-01-17 Price Changed $89,000 ARMLS
• 2025-09-05 Price Changed $90,000 ARMLS
• 2025-02-09 Price Changed $95,000 ARMLS
• 2024-10-26 Listed $104,500 ARMLS
• 2023-07-11 Sold (MLS) $75,000 ARMLS
• 2023-06-21 Pending — ARMLS
• 2023-04-27 Price Changed $80,000 ARMLS
• 2023-04-22 Price Changed $83,000 ARMLS
• 2023-04-13 Price Changed $84,000 ARMLS
• 2023-03-07 Price Changed $85,000 ARMLS
• 2023-03-07 Price Changed $8,500 ARMLS
• 2023-02-15 Relisted — ARMLS
• 2023-02-07 Pending — ARMLS
• 2023-01-22 Listed $87,500 ARMLS