2263 N Trekell Rd #19 · Casa Grande, AZ 85122

$169,900

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 44 Days on market

Built 2006 Good condition

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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).

• Cash flow +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

A well-kept 2 bedroom, 2 bathroom home offering 1,054 sq ft of comfortable living on a desirable corner lot. The enclosed garage adds valuable storage and functionality, while the walk-in tub provides an added accessibility feature. A clean, inviting home with practical upgrades and charming outdoor spaces.

Key facts

• Garage
• Community pool
• Built 2006

Property features AI

Finance

• HOA & community: Land lease (monthly); Land lease payment $538 monthly; Association covers sewer, water, trash, and grounds maintenance; Community pool; Biking/walking path

Exterior

• Parking: Detached garage; 1 garage space; 2 covered spaces; 2 open parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: Public sewer; Private water company
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Storage; Partial fencing; Synthetic grass in back; Natural desert landscaping in front; Automatic water timer in front and back; East/West exposure; Asphalt road access

Interior

• Kitchen: Built-in microwave; Laminate counters
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; Kitchen island; Pantry; No interior steps; Full bath in master bedroom; Furnished (see remarks); Skylight(s)
• Laundry & utility: Laundry inside; Refrigerator; Dishwasher; Disposal

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $40 ($477/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (9.6% below list).
• Recommended offer: $154k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.0% 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: Cholla Elementary School (math 17% / reading 22%, grade F, #752 of 1,109 statewide, top 70%, 510 students, 73% FRL); Cactus Middle School (math 11% / reading 19%, grade F, #156 of 218 statewide, top 72%, 779 students, 63% FRL); 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); 632 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

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 $153,653 (9.6% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.90% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $51,744
• 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 #20	0.32mi	2/2.0	1,040 (-2%)	1mo	$40,000	$38	82
2140 N Cajeme Ave	0.21mi	2/2.0	1,105 (+5%)	4mo	$53,900	$49	79
2100 Trekell Rd #283	0.32mi	2/2.0	1,056 (0%)	8mo	$65,000	$62	78
2100 N Trekell Rd #59	0.32mi	2/2.0	1,056 (0%)	13mo	$74,000	$70	74
2100 N Trekell Rd #363	0.32mi	2/2.0	980 (-7%)	3mo	$40,000	$41	70
2100 N Trekell Rd #194	0.32mi	2/2.0	1,000 (-5%)	9mo	$39,000	$39	69
2100 N Trekell Rd #265	0.32mi	2/2.0	1,024 (-3%)	14mo	$55,000	$54	68
2100 N Trekell Rd #330	0.32mi	2/2.0	980 (-7%)	7mo	$16,500	$17	67
2100 N Trekell Rd #204	0.32mi	2/2.0	1,152 (+9%)	4mo	$39,500	$34	66
2100 N Trekell Rd #50	0.32mi	2/2.0	980 (-7%)	8mo	$35,500	$36	66
2100 N Trekell Rd #280	0.32mi	3/2.0 (+1)	1,008 (-4%)	15mo	$62,500	$62	60
2263 N Trekell Rd #81	0.20mi	2/2.0	1,200 (+14%)	13mo	$150,000	$125	57

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: -12.9%
• Equity multiple: 0.53×
• Total profit: $-22,465
• Equity at exit: $25,333

10-year hold

• IRR: -1.6%
• Equity multiple: 0.88×
• Total profit: $-5,557
• Equity at exit: $14,690

Cash invested: $47,572 (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: 632
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $40

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 92%

Sensitivity live

Price	-10% $157	-5% $98	+0% $40	+5% $-19	+10% $-78
Rent	-10% $-82	-5% $-21	+0% $40	+5% $100	+10% $161
Rate	-1.0pp $125	-0.5pp $83	base $40	+0.5pp $-4	+1.0pp $-49

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	26d	1	0.31mi
2060 N Trekell Rd Casa Grande, AZ	2.0	1.0–2.0	670	$1,300	$1.94	26d	4	0.48mi
700 E Rodeo Rd Casa Grande, AZ	2.0	1.0–2.0	828	$1,436	$1.73	0d	24	0.58mi
1936 N Trekell Rd Casa Grande, AZ	1.0–4.0	1.0–2.0	1033	$1,492	$1.44	0d	31	0.69mi
1292 E Rodeo Rd Casa Grande, AZ	3.0	2.0	1005	$1,500	$1.49	7d	1	0.72mi
1926 N Avenida de Palmas Casa Grande, AZ	2.0	2.0	1106	$1,199	$1.08	23d	3	0.77mi
2542 N La Escondida Cir Casa Grande, AZ	2.0	2.0	952	$1,600	$1.68	0d	1	0.78mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	26d	1	1.10mi
1858 N Center Ave Casa Grande, AZ	2.0	2.0	1146	$1,500	$1.31	26d	1	1.15mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,295	$1.13	0d	13	1.25mi
290 W Viola St Unit 4 Casa Grande, AZ	2.0	1.0	800	$1,250	$1.56	16d	1	1.38mi
645 W Jardin Dr Casa Grande, AZ	3.0	2.0	1309	$1,650	$1.26	26d	1	1.47mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,165	$1.99	0d	1	1.48mi
1641 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	750	$1,100	$1.47	0d	3	1.50mi

Listing history 16 events

1. 2026-06-21
   days on market $169,900 Active 44 DOM
2. 2026-06-18
   days on market $169,900 Active 41 DOM
3. 2026-06-17
   days on market $169,900 Active 40 DOM
4. 2026-06-16
   days on market $169,900 Active 39 DOM
5. 2026-06-15
   days on market $169,900 Active 38 DOM
6. 2026-06-13
   days on market $169,900 Active 36 DOM
7. 2026-06-13
   days on market $169,900 Active 35 DOM
8. 2026-06-09
   days on market $169,900 Active 32 DOM
9. 2026-06-08
   days on market $169,900 Active 31 DOM
10. 2026-06-07
    days on market $169,900 Active 30 DOM
11. 2026-06-04
    days on market $169,900 Active 27 DOM
12. 2026-06-03
    days on market $169,900 Active 26 DOM
13. 2026-06-02
    days on market $169,900 Active 25 DOM
14. 2026-06-01
    days on market $169,900 Active 24 DOM
15. 2026-05-31
    days on market $169,900 Active 23 DOM
16. 2026-05-08
    listed $169,900 Active

ⓘ 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 (shaded) · 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: $18,438
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$4,943
• Taxable loss: −$2,369
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $1,045/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 · 6 photos

Good 75/100 Cosmetic rehab

A well-maintained 2-bedroom, 2-bathroom home with practical upgrades and charming outdoor spaces. Minor cosmetic updates could further enhance its value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace carpet in living areas — Fresh carpet improves comfort and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace carpet in living areas — Fresh carpet improves comfort and 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

1 event — show timeline

• 2026-05-08 Listed $169,900 ARMLS