450 W Sunwest Dr #131 · Casa Grande, AZ 85122

$92,500

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 91 Days on market

Manufactured home Built 1990 Est $108k · 15% 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 +14.0/15.0
• 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

Turnkey corner-lot home in Sunwest Resort Village, a desirable 55+ active adult community! This inviting 3-bedroom, 2-bath home features a bright open floor plan with spacious living and formal dining areas perfect for entertaining. The eat-in kitchen offers a charming bay window that fills the space with natural light. Flexible third bedroom works well as a guest room, hobby, or craft room. Enjoy the welcoming front deck, fully fenced yard, and mature lemon, orange, and grapefruit trees. Wheelchair accessible and partially furnished for added convenience. Community amenities include a pool, spa, clubhouse, fitness center, billiards, shuffleboard, BBQ area, and planned activities. Convenien

Key facts

• Open floor plan
• Corner-lot
• Bay window

Tags

• CORNER-LOT
• OPEN FLOOR PLAN
• SPACIOUS LIVING ROOM
• FORMAL DINING AREA
• EAT-IN KITCHEN
• BAY WINDOW

Property features AI

Finance

• Other: Lot size information per assessor
• HOA & community: Land lease community with a monthly land lease payment of $580; Association maintenance includes grounds; Community pool; Community spa; Community media room

Exterior

• Parking: 4 covered parking spaces; 2-car garage; 2-car carport
• Utilities: Private water company; Public sewer (connected)
• Home design: Manufactured/Mobile home; Leasehold ownership
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Chain-link fencing; Corner lot; Gravel/stone front and back; City-maintained road; Asphalt road surface

Interior

• Kitchen: Refrigerator; Dishwasher; Garbage disposal; Pantry; Laminate countertops
• Bedrooms: 3 possible bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump cooling
• Interior features: High-speed internet; Eat-in kitchen; Vaulted ceilings; Pantry; 3/4 bath in master bedroom; Laminate counters; Dual-pane windows
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $92k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $84k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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: Cottonwood Elementary School (math 8% / reading 8%, grade F, #1,056 of 1,109 statewide, top 96%, 451 students, 89% FRL); Casa Grande Middle School (math 7% / reading 12%, grade F, #197 of 218 statewide, top 91%, 645 students, 84% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $640 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 $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $84,175 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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. 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: 1.79% ✓
• Cap rate: 15.00%
• Cash-on-cash: 31.09%
• DSCR: 2.38
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $108,192
• 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 #98	0.09mi	3/2.0	1,568 (0%)	12mo	$135,000	$86	86
450 W Sunwest Dr #143	0.09mi	2/2.0 (-1)	1,568 (0%)	11mo	$75,000	$48	82
450 W Sunwest Dr #68	0.09mi	3/2.0	1,364 (-13%)	4mo	$80,000	$59	71
450 W Sunwest Dr #108	0.09mi	3/2.0	1,800 (+15%)	2mo	$99,000	$55	70
450 W Sunwest Dr #17	0.09mi	3/2.0	1,344 (-14%)	11mo	$92,500	$69	63
1820 N Thornton Rd #908	0.63mi	3/2.0	1,513 (-4%)	3mo	$205,000	$135	63
1890 N Ridge Way	0.70mi	3/2.0	1,624 (+4%)	3mo	$274,900	$169	59
450 W Sunwest Dr #273	0.09mi	2/2.0 (-1)	1,368 (-13%)	13mo	$89,500	$65	59
891 W Moon Shadow Dr	0.66mi	2/2.0 (-1)	1,560 (-0%)	12mo	$270,000	$173	54
868 W Desert Sky Dr	0.69mi	2/2.0 (-1)	1,680 (+7%)	0mo	$207,000	$123	51
708 W Mcmurray Blvd #29	0.60mi	3/2.0	1,388 (-12%)	4mo	$28,000	$20	50
120 W O'neil Dr #84	0.55mi	2/2.0 (-1)	1,352 (-14%)	7mo	$70,000	$52	40

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: 27.7%
• Equity multiple: 2.18×
• Total profit: $30,486
• Equity at exit: $13,792

10-year hold

• IRR: 36.2%
• Equity multiple: 4.60×
• Total profit: $93,180
• Equity at exit: $7,998

Cash invested: $25,900 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,659 high
• Mortgage (P&I): −$485
• Tax est. 1.5%: −$116 /mo · $1,388/yr
• Insurance: −$39
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $671

Break-even live

Break-even rent $809

Max offer price $92,500

Occupancy floor 55%

Sensitivity live

Price	-10% $735	-5% $703	+0% $671	+5% $639	+10% $607
Rent	-10% $540	-5% $606	+0% $671	+5% $737	+10% $802
Rate	-1.0pp $718	-0.5pp $695	base $671	+0.5pp $647	+1.0pp $623

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1584 N Wood St Casa Grande, AZ	4.0	2.0	1928	$1,800	$0.93	17d	1	0.19mi
541 W Melrose Dr Casa Grande, AZ	3.0	2.0	1101	$1,600	$1.45	26d	1	0.43mi
767 W Barrus Dr Casa Grande, AZ	3.0	2.0	1463	$1,695	$1.16	26d	1	0.48mi
736 W Palo Verde Dr Casa Grande, AZ	3.0	2.0	1810	$3,550	$1.96	26d	1	0.75mi
645 W Jardin Dr Casa Grande, AZ	3.0	2.0	1309	$1,650	$1.26	26d	1	0.77mi
803 W Jardin Dr Casa Grande, AZ	3.0	2.0	1491	$1,725	$1.16	6d	1	0.81mi
1858 N Center Ave Casa Grande, AZ	2.0	2.0	1146	$1,500	$1.31	26d	1	0.84mi
1640 N Cameron St Unit 1640 Casa Grande, AZ	3.0	2.5	1577	$3,250	$2.06	26d	1	0.94mi
1640 N Cameron St Casa Grande, AZ	3.0	2.0	1577	$3,250	$2.06	26d	1	0.95mi
1640 N Cameron St Casa Grande, AZ	3.0	2.0	1577	$3,250	$2.06	24d	1	0.95mi
1642 N Cameron St Casa Grande, AZ	3.0	2.5	1577	$3,250	$2.06	26d	1	0.95mi
520 W Casa Mirage Ct Casa Grande, AZ	3.0	2.0	1536	$1,600	$1.04	6d	1	0.96mi
1846 N Princeton Ave Casa Grande, AZ	4.0	2.0	1786	$1,750	$0.98	6d	1	1.02mi
776 W Fairlane Ct Casa Grande, AZ	3.0	2.0	1489	$3,200	$2.15	26d	1	1.03mi
750 W Torino Pl Casa Grande, AZ	3.0	2.0	2007	$3,000	$1.49	1d	1	1.13mi
845 W Crooked Stick Dr Casa Grande, AZ	3.0	2.0	1601	$2,000	$1.25	26d	1	1.15mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	26d	1	1.16mi
1100 N Brown Ave Casa Grande, AZ	3.0	2.0	1609	$1,950	$1.21	1d	1	1.32mi
1775 N Terrace Cir Casa Grande, AZ	3.0	2.0	1628	$1,699	$1.04	17d	1	1.35mi
1926 N Avenida de Palmas Casa Grande, AZ	2.0	2.0	1106	$1,199	$1.08	24d	3	1.45mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,640	$2.42	0d	1	1.48mi

Listing history 8 events

1. 2026-06-02
   days on market $92,500 Active 91 DOM
2. 2026-06-01
   days on market $92,500 Active 90 DOM
3. 2026-05-31
   days on market $92,500 Active 89 DOM
4. 2026-03-27
   status Active
5. 2026-03-22
   historical Under Contract Accepting Backups
6. 2026-03-03
   listed $92,500 Active
7. 2026-02-23
   historical
8. 2026-01-07
   listed $92,500 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 (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: $19,903
• − Mortgage interest: −$5,181
• − Property taxes: −$1,388
• − Insurance: −$462
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$2,691
• Taxable income: $6,996
• Est. tax owed @ 24.0%: −$1,679
• After-tax cash flow: $6,373/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

+0.0% since first listed

5 events — show timeline

• 2026-03-27 Relisted — ARMLS
• 2026-03-22 Contingent — ARMLS
• 2026-03-03 Listed $92,500 ARMLS
• 2026-02-23 Listing Removed — ARMLS
• 2026-01-07 Listed $92,500 ARMLS