155 E Rodeo Rd #77 · Casa Grande, AZ 85122

$144,900

2 bd · 2.0 ba · 1,280 sqft · Manufactured · 139 Days on market

Built 2005 Est $166k · 13% under ↓ 3% since listing

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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 +26.9/30.0
• ARV discount +13.3/15.0
• DSCR +9.3/10.0
• 1% rule +7.2/10.0
• 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

Seller offering Buyer Concessions. Use for closing costs or rate buydown. This home has been gently lived in. 2 oversized bedrooms and plenty of living space is perfect for year around or your winter get away. Appliances stay. Roof was replace in 2024. Walk in shower in main bath for convenience. Great Arizona room that is fully screened with windows. Perfect location for winter days and summer nights. Extended outdoor area with pavers gives even more outdoor area to use. 10 x10 workshop with electricity gives you a place to work on your projects. Make sure you see this one soon!

Key facts

• Living space
• Oversized bedrooms
• Arizona room

Tags

• OVERSIZED BEDROOMS
• LIVING SPACE
• APPLIANCES STAY
• ROOF REPLACED
• WALK IN SHOWER
• ARIZONA ROOM

Property features AI

Finance

• Other: Lot size source: Assessor; Building area source: Owner; Park location directions available
• Financial info: Tax information not included per instructions
• HOA & community: Land lease: $590 per month; No association fees listed; Community pool; Community spa (heated)

Exterior

• Parking: Covered parking for 2 vehicles; 2 carport spaces
• Security: Gated community
• Utilities: Private water company; Public sewer
• Home design: Manufactured / mobile home; Leasehold ownership
• Construction: Board & batten siding; Steel frame construction; Composition roof
• Exterior features: Storage; Shed(s); Desert front and back landscaping; Private maintained road; Asphalt road surface

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Garbage disposal; Laminate countertops
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Ceiling fans
• Interior features: High-speed internet; Double vanity; Vaulted ceilings; 3/4 bath in primary bedroom; Laminate counters; Skylights; Solar screens; Dual-pane windows; Bath with raised toilet
• Laundry & utility: No laundry specifics provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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); 628 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 31% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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: 1.22% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.82%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $166,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 E Rodeo Rd #80	0.08mi	2/2.0	1,344 (+5%)	22mo	$142,500	$106	70
2263 N Trekell Rd #20	0.57mi	2/2.0	1,288 (+1%)	10mo	$169,900	$132	64
2263 N Trekell Rd #159	0.57mi	2/2.0	1,232 (-4%)	10mo	$160,000	$130	59
155 E Rodeo Rd #44	0.08mi	2/2.0	1,456 (+14%)	17mo	$120,000	$82	59
2263 N Trekell Rd #175	0.57mi	2/2.0	1,232 (-4%)	11mo	$157,000	$127	58
2263 N Trekell Rd #113	0.57mi	2/2.0	1,349 (+5%)	13mo	$182,500	$135	54
2263 N Trekell Rd #81	0.57mi	2/2.0	1,200 (-6%)	13mo	$150,000	$125	52
2263 N Trekell Rd #30	0.54mi	2/2.0	1,232 (-4%)	21mo	$174,900	$142	51
2263 N Trekell Rd #131	0.57mi	2/2.0	1,350 (+6%)	18mo	$183,000	$136	50
2263 N Trekell Rd #42	0.61mi	2/2.0	1,400 (+9%)	15mo	$189,000	$135	44
2263 N Trekell Rd #72	0.61mi	2/2.0	1,456 (+14%)	10mo	$174,000	$120	40
2263 N Trekell Rd #21	0.61mi	2/2.0	1,460 (+14%)	11mo	$187,000	$128	39

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $4,895
• Equity at exit: $21,605

10-year hold

• IRR: 14.1%
• Equity multiple: 2.22×
• Total profit: $49,435
• Equity at exit: $12,528

Cash invested: $40,572 (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: 628
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $400

Break-even live

Break-even rent $1,268

Max offer price $144,900

Occupancy floor 72%

Sensitivity live

Price	-10% $500	-5% $450	+0% $400	+5% $349	+10% $299
Rent	-10% $259	-5% $330	+0% $400	+5% $470	+10% $540
Rate	-1.0pp $473	-0.5pp $436	base $400	+0.5pp $362	+1.0pp $324

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 E Rodeo Rd Casa Grande, AZ	2.0	1.0–2.0	828	$1,436	$1.73	3d	25	0.51mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	25d	1	0.78mi
520 W Casa Mirage Ct Casa Grande, AZ	3.0	2.0	1536	$1,600	$1.04	5d	1	0.98mi
1201 E Barcelona Ave Casa Grande, AZ	3.0	2.0	1803	$1,900	$1.05	25d	1	1.00mi
1139 E Yucca St Casa Grande, AZ	3.0	3.0	1300	$1,800	$1.38	25d	1	1.00mi
845 W Crooked Stick Dr Casa Grande, AZ	3.0	2.0	1601	$2,000	$1.25	25d	1	1.13mi
2060 N Trekell Rd Casa Grande, AZ	2.0	1.0–2.0	670	$1,300	$1.94	25d	4	1.14mi
109 E Baja Pl Casa Grande, AZ	3.0	2.0	1850	$1,800	$0.97	25d	1	1.19mi
1292 E Rodeo Rd Casa Grande, AZ	3.0	2.0	1005	$1,500	$1.49	6d	1	1.19mi
645 W Jardin Dr Casa Grande, AZ	3.0	2.0	1309	$1,650	$1.26	25d	1	1.22mi
776 W Fairlane Ct Casa Grande, AZ	3.0	2.0	1489	$3,200	$2.15	25d	1	1.23mi
1926 N Avenida de Palmas Casa Grande, AZ	2.0	2.0	1106	$1,199	$1.08	22d	3	1.25mi
349 E Hawaii Dr Casa Grande, AZ	3.0	2.0	1874	$1,949	$1.04	6d	1	1.25mi
1858 N Center Ave Casa Grande, AZ	2.0	2.0	1146	$1,500	$1.31	25d	1	1.27mi
1936 N Trekell Rd Casa Grande, AZ	1.0–4.0	1.0–2.0	1033	$1,492	$1.44	2d	29	1.28mi
736 W Palo Verde Dr Casa Grande, AZ	3.0	2.0	1810	$3,550	$1.96	25d	1	1.38mi
803 W Jardin Dr Casa Grande, AZ	3.0	2.0	1491	$1,725	$1.16	5d	1	1.41mi
208 E Caribbean Dr Casa Grande, AZ	3.0	2.0	1721	$2,100	$1.22	2d	1	1.45mi
2356 N Sand Hills Ct Casa Grande, AZ	3.0	2.0	1209	$1,995	$1.65	15d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $144,900 Active 139 DOM
2. 2026-06-17
   days on market $144,900 Active 138 DOM
3. 2026-06-16
   days on market $144,900 Active 137 DOM
4. 2026-06-15
   days on market $144,900 Active 136 DOM
5. 2026-06-13
   days on market $144,900 Active 134 DOM
6. 2026-06-13
   days on market $144,900 Active 133 DOM
7. 2026-06-09
   days on market $144,900 Active 130 DOM
8. 2026-06-08
   days on market $144,900 Active 129 DOM
9. 2026-06-07
   days on market $144,900 Active 128 DOM
10. 2026-06-04
    days on market $144,900 Active 125 DOM
11. 2026-06-03
    days on market $144,900 Active 124 DOM
12. 2026-06-02
    days on market $144,900 Active 123 DOM
13. 2026-06-01
    days on market $144,900 Active 122 DOM
14. 2026-05-31
    days on market $144,900 Active 121 DOM
15. 2026-03-30
    price $144,900
16. 2026-01-30
    listed $149,900 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥113°F today · 16 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: $21,280
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$4,215
• Taxable income: $2,645
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $4,160/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

-3.3% since first listed

2 events — show timeline

• 2026-03-30 Price Changed $144,900 ARMLS
• 2026-01-30 Listed $149,900 ARMLS