1110 North Henness Rd 2302 Plan · Casa Grande, AZ 85122

$154,995

2 bd · 2.0 ba · 1,188 sqft · Manufactured · 118 Days on market

Manufactured home Good condition $130/sqft · 33% below area Est $232k · 33% 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 +14.7/30.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• 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 this beautiful new 2 bedroom, 2 bath home located at 2302 Rocky Mountain Drive. This spacious home features a desirable island kitchen complete with stainless steel appliances and offering plenty of counter space for cooking, entertaining and everyday living. The thoughtfully designed floor plan includes a dedicated laundry room for added convenience and a generous primary suite featuring a walk-in closet and a private ensuite bathroom with a step-shower. Guests will appreciate the comfortable second bedroom and full bath, perfect for visitors or a home office set up.

Key facts

• Island kitchen
• Walk-in closet
• Step-shower

Tags

• ISLAND KITCHEN
• STAINLESS STEEL APPLIANCES
• DEDICATED LAUNDRY ROOM
• WALK-IN CLOSET
• PRIVATE ENSUITE BATHROOM
• STEP-SHOWER

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $41 ($491/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 $141k (9.2% below list).
• Recommended offer: $141k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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); 901 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 118 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Recommended offer $140,766 (9.2% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $232,284
• List price: $154,995
• Delta: -33.27%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1873 E Birch St	0.24mi	2/2.0	1,237 (+4%)	2mo	$227,000	$184	80
1829 E Sandalwood Rd	0.28mi	2/2.0	1,297 (+9%)	5mo	$255,000	$197	68
1547 E 12th St	0.96mi	2/2.0	1,218 (+2%)	0mo	$266,900	$219	61
1647 E Krystal St	0.81mi	3/2.0 (+1)	1,198 (+1%)	1mo	$281,000	$235	58
1718 E Birch St	0.55mi	2/2.0	1,013 (-15%)	4mo	$248,000	$245	47
2415 E Antigua Dr	1.42mi	2/2.0	1,322 (+11%)	0mo	$247,000	$187	46
67 N Montoro Ln	1.37mi	2/2.0	1,338 (+13%)	2mo	$255,500	$191	42
77 N Montoro Ln	1.36mi	2/2.0	1,461 (+23%)	1mo	$275,000	$188	39
1313 E 10th Pl	1.47mi	2/2.0	962 (-19%)	1mo	$201,500	$209	39
1533 E Laurel Dr	1.04mi	2/2.0	1,458 (+23%)	3mo	$205,832	$141	38
2432 E Santiago Trl	1.33mi	2/2.0	1,453 (+22%)	3mo	$314,000	$216	37
97 N Montoro Ln	1.35mi	2/2.0	1,433 (+21%)	4mo	$275,000	$192	37

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: -12.7%
• Equity multiple: 0.53×
• Total profit: $-20,187
• Equity at exit: $23,110

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-4,376
• 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 →

Active competition Active MLS

• For sale now: 31 active · 1 under contract
• Median asking: $159,995 ($137/sqft)
• Median days on market: 118 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +42.5% 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: 901
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,408 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: −$296
• Net cashflow: $41

Break-even live

Break-even rent $1,356

Max offer price $154,995

Occupancy floor 92%

Sensitivity live

Price	-10% $148	-5% $94	+0% $41	+5% $-13	+10% $-66
Rent	-10% $-70	-5% $-15	+0% $41	+5% $97	+10% $152
Rate	-1.0pp $119	-0.5pp $80	base $41	+0.5pp $1	+1.0pp $-40

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1771 E McMurray Blvd Casa Grande, AZ	1.0–2.0	1.0	733	$1,395	$1.90	0d	1	0.35mi
422 N Via Del Cielo Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,172	$1.99	0d	27	0.37mi
1762 E Sycamore Rd Casa Grande, AZ	3.0	2.0	1273	$3,500	$2.75	74d	1	0.40mi
1821 E Florence Blvd Casa Grande, AZ	1.0–3.0	1.0–2.0	1091	$1,604	$1.47	0d	1	0.46mi
1000 N Arizola Rd Casa Grande, AZ	2.0	1.0–2.0	621	$1,290	$2.08	0d	20	0.46mi
1727 E Birch St Casa Grande, AZ	3.0	2.0	1196	$1,595	$1.33	30d	1	0.50mi
1110 Henness Rd Casa Grande, AZ	2.0	2.0	1166	$1,649	$1.41	0d	1	0.53mi
1682 E Kielly Ln Casa Grande, AZ	3.0	2.0	1494	$2,400	$1.61	54d	1	0.62mi
255 N Camino Mercado Casa Grande, AZ	1.0–3.0	1.0–2.0	1041	$1,660	$1.59	0d	64	0.98mi
1456 E 9th St #118 Casa Grande, AZ	2.0	2.0	1495	$1,325	$0.89	33d	1	1.12mi
22 S Boniface Ln Casa Grande, AZ	3.0–4.0	2.0	1404	$1,699	$1.21	0d	1	1.14mi
351 N Peart Rd Casa Grande, AZ	1.0–3.0	1.0–2.0	962	$1,383	$1.44	0d	13	1.20mi
1566 E Fletcher Dr Casa Grande, AZ	3.0	2.0	1441	$1,875	$1.30	116d	1	1.27mi
1575 E Fletcher Dr Casa Grande, AZ	3.0	2.0	1432	$1,795	$1.25	63d	1	1.27mi
344 N Pottebaum Ave Casa Grande, AZ	3.0	2.0	1259	$1,215	$0.97	0d	3	1.28mi
1715 N Peart Rd Casa Grande, AZ	2.0–4.0	1.0–2.0	1221	$1,399	$1.15	0d	49	1.38mi
1450 E Cottonwood Ln Casa Grande, AZ	1.0–2.0	1.0–2.0	821	$1,845	$2.25	0d	64	1.46mi

Property features AI

Finance

• Financial info: Listed as active with a list price of $189,995

Exterior

• Home design: Plan home (Plan name: 1110 North Henness Rd 2302)
• Construction: Living area approximately 1,188
• Exterior features: Located on North Henness Road in Casa Grande

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area

Listing history 50 events

1. 2026-09-23
   days on market $154,995 Active 118 DOM
2. 2026-09-22
   days on market $154,995 Active 117 DOM
3. 2026-09-21
   days on market $154,995 Active 116 DOM
4. 2026-09-20
   days on market $154,995 Active 115 DOM
5. 2026-09-19
   days on market $154,995 Active 114 DOM
6. 2026-09-18
   days on market $154,995 Active 113 DOM
7. 2026-09-17
   days on market $154,995 Active 112 DOM
8. 2026-09-16
   days on market $154,995 Active 111 DOM
9. 2026-09-15
   days on market $154,995 Active 110 DOM
10. 2026-09-14
    days on market $154,995 Active 109 DOM
11. 2026-09-14
    days on market $154,995 Active 108 DOM
12. 2026-09-12
    days on market $154,995 Active 107 DOM
13. 2026-09-11
    days on market $154,995 Active 106 DOM
14. 2026-09-05
    days on market $154,995 Active 100 DOM
15. 2026-09-04
    days on market $154,995 Active 99 DOM
16. 2026-09-03
    days on market $154,995 Active 98 DOM
17. 2026-08-31
    days on market $154,995 Active 95 DOM
18. 2026-08-30
    days on market $154,995 Active 94 DOM
19. 2026-08-29
    days on market $154,995 Active 93 DOM
20. 2026-08-28
    days on market $154,995 Active 92 DOM
21. 2026-08-27
    days on market $154,995 Active 91 DOM
22. 2026-08-26
    days on market $154,995 Active 90 DOM
23. 2026-08-25
    days on market $154,995 Active 89 DOM
24. 2026-08-24
    days on market $154,995 Active 88 DOM
25. 2026-08-23
    days on market $154,995 Active 87 DOM
26. 2026-08-22
    days on market $154,995 Active 86 DOM
27. 2026-08-21
    days on market $154,995 Active 85 DOM
28. 2026-08-20
    days on market $154,995 Active 84 DOM
29. 2026-08-19
    days on market $154,995 Active 83 DOM
30. 2026-08-18
    days on market $154,995 Active 82 DOM
31. 2026-08-17
    days on market $154,995 Active 81 DOM
32. 2026-08-16
    days on market $154,995 Active 80 DOM
33. 2026-08-15
    days on market $154,995 Active 79 DOM
34. 2026-08-14
    days on market $154,995 Active 78 DOM
35. 2026-08-13
    days on market $154,995 Active 77 DOM
36. 2026-08-12
    days on market $154,995 Active 76 DOM
37. 2026-08-11
    days on market $154,995 Active 75 DOM
38. 2026-08-10
    days on market $154,995 Active 74 DOM
39. 2026-08-09
    days on market $154,995 Active 73 DOM
40. 2026-08-08
    days on market $154,995 Active 72 DOM
41. 2026-08-06
    days on market $154,995 Active 70 DOM
42. 2026-08-05
    days on market $154,995 Active 69 DOM
43. 2026-08-04
    days on market $154,995 Active 68 DOM
44. 2026-08-03
    days on market $154,995 Active 67 DOM
45. 2026-07-31
    days on market $154,995 Active 64 DOM
46. 2026-07-30
    days on market $154,995 Active 63 DOM
47. 2026-07-30
    days on market $154,995 Active 62 DOM
48. 2026-07-28
    days on market $154,995 Active 61 DOM
49. 2026-07-26
    days on market $154,995 Active 59 DOM
50. 2026-07-24
    days on market $154,995 Active 57 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: $16,892
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$4,509
• Taxable loss: −$2,102
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $995/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 · 10 photos

Good 80/100 None rehab

This move-in-ready manufactured home features a spacious layout with new appliances and flooring, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

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%
• 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%

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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: Listed as active with a list price of $189,995

Exterior

• Home design: Plan home (Plan name: 1110 North Henness Rd 2302)
• Construction: Living area approximately 1,188
• Exterior features: Located on North Henness Road in Casa Grande

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area