1462 N Kadota Ave · Casa Grande, AZ 85122

$75,000

4 bd · 3.0 ba · 1,682 sqft · SingleFamily public records · 39 Days on market

Built 1956 8,354 sqft lot ↓ 21% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

1956 Ranch offers 3 bed, 2 bath, with just over 1450 square feet of living space in the Ho-Ho-Kam Estates subdivision! The home sits on a nice sized lot with desert landscaping. Inside you will find wall to wall carpet, a floor to ceiling brick fireplace, exposed brick, and comfortably sized bedrooms. Needs updating and TLC. Nice REO property for sale.

Key facts

• Kitchenette
• Room for a pool
• Huge backyard

Tags

• ORIGINAL CONFIGURATION
• INTEGRATED SUITE
• KITCHENETTE
• HUGE BACKYARD
• ROOM FOR A POOL
• RV GATE

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: 1 garage space; 4 covered/carport spaces; 4 open parking spaces
• Utilities: City water; Public sewer; Utilities: See remarks
• Home design: Single-family residence; Fee simple ownership
• Construction: Stucco and block construction; Other roof type; Home warranty included
• Exterior features: Block fencing; Dirt backyard; Gravel/stone front

Interior

• Bedrooms: Up to 4 bedrooms (primary bedroom included)
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Has cooling (type listed as Other); No heating specified
• Interior features: Full bathroom in primary bedroom; Separate shower and tub; Dual-pane windows; Fireplace
• Laundry & utility: No dedicated laundry features listed

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.1% 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+, 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: 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); 628 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 40% 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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago 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

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.01% ✓
• Cap rate: 27.13%
• Cash-on-cash: 74.43%
• DSCR: 4.31
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $289,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1462 N Kadota Ave	0.00mi	4/3.0	1,460 (-13%)	0mo	$60,000	$41	78
1116 E 11th St E	0.46mi	4/2.0	1,669 (-1%)	1mo	$265,000	$159	73
702 E Manor Dr	0.02mi	4/2.0	1,452 (-14%)	3mo	$259,900	$179	70
1237 E Paul Dr	0.66mi	4/2.0	1,690 (+0%)	0mo	$320,000	$189	64
1180 E Brenda Dr	0.45mi	3/2.0 (-1)	1,736 (+3%)	1mo	$225,000	$130	64
1156 E 12th St	0.55mi	3/1.5 (-1)	1,705 (+1%)	4mo	$224,500	$132	58
1732 N Cameron St	0.62mi	3/2.0 (-1)	1,640 (-2%)	3mo	$350,000	$213	56
1112 N Olive Ave	0.56mi	3/2.0 (-1)	1,597 (-5%)	2mo	$275,000	$172	55
1469 N Pueblo Dr	0.48mi	3/2.0 (-1)	1,850 (+10%)	1mo	$250,000	$135	51
1580 N Himosa Dr	0.64mi	3/2.0 (-1)	1,600 (-5%)	4mo	$435,000	$272	50
1316 N Park Ave	0.67mi	3/2.0 (-1)	1,539 (-8%)	2mo	$239,000	$155	44
1103 N Olive Ave	0.60mi	3/2.0 (-1)	1,910 (+14%)	1mo	$379,900	$199	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: 76.0%
• Equity multiple: 4.55×
• Total profit: $74,517
• Equity at exit: $11,183

10-year hold

• IRR: 80.1%
• Equity multiple: 9.93×
• Total profit: $187,433
• Equity at exit: $6,485

Cash invested: $21,000 (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: 2.8×

Monthly cashflow live

• Estimated rent: $2,260 high
• Mortgage (P&I): −$393
• Tax from tax record: −$58 /mo · $697/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $1,303

Break-even live

Break-even rent $611

Max offer price $75,000

Occupancy floor 37%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1642 N Cameron St Casa Grande, AZ	3.0	2.5	1577	$3,250	$2.06	24d	1	0.41mi
1640 N Cameron St Unit 1640 Casa Grande, AZ	3.0	2.5	1577	$3,250	$2.06	24d	1	0.42mi
1640 N Cameron St Casa Grande, AZ	3.0	2.0	1577	$3,250	$2.06	22d	1	0.42mi
1640 N Cameron St Casa Grande, AZ	3.0	2.0	1577	$3,250	$2.06	24d	1	0.42mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,640	$2.42	1d	1	0.50mi
919 N Gilbert Ave Casa Grande, AZ	3.0	2.0	1630	$1,975	$1.21	5d	1	0.52mi
1131 E Trinity Pl Casa Grande, AZ	4.0	2.5	1600	$1,650	$1.03	24d	1	0.54mi
928 N Pueblo Dr Casa Grande, AZ	3.0	2.0	1300	$1,550	$1.19	24d	1	0.67mi
1025 N Menze St Casa Grande, AZ	3.0	1.5	1301	$1,695	$1.30	13d	1	0.72mi
1007 N Menze St Casa Grande, AZ	4.0	2.0	1539	$1,580	$1.03	5d	1	0.74mi
846 N Pueblo Dr #138 Casa Grande, AZ	3.0	2.0	1324	$1,700	$1.28	15d	1	0.75mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,700	$1.49	3d	12	0.77mi
1775 N Terrace Cir Casa Grande, AZ	3.0	2.0	1628	$1,699	$1.04	15d	1	0.77mi
1153 E Gabrilla Dr Casa Grande, AZ	4.0	2.0	1689	$1,795	$1.06	20d	1	0.85mi
920 E 4th St Casa Grande, AZ	3.0	2.0	1073	$1,295	$1.21	4d	1	0.91mi
1846 N Princeton Ave Casa Grande, AZ	4.0	2.0	1786	$1,750	$0.98	5d	1	0.98mi
541 W Melrose Dr Casa Grande, AZ	3.0	2.0	1101	$1,600	$1.45	24d	1	1.01mi
801 E 2nd St Casa Grande, AZ	3.0	2.0	1200	$1,650	$1.38	24d	1	1.08mi
1256 E Jahns Dr Casa Grande, AZ	4.0	3.0	2094	$2,199	$1.05	5d	1	1.09mi
1437 E 12th St Casa Grande, AZ	3.0	2.5	1963	$1,900	$0.97	24d	1	1.14mi
1584 N Wood St Casa Grande, AZ	4.0	2.0	1928	$1,800	$0.93	15d	1	1.17mi
1467 E 12th St Casa Grande, AZ	3.0	2.0	1604	$1,725	$1.08	24d	1	1.20mi
1936 N Trekell Rd Casa Grande, AZ	1.0–4.0	1.0–2.0	1033	$1,953	$1.89	2d	29	1.22mi
1013 E Doan St Casa Grande, AZ	4.0	2.0	1120	$1,700	$1.52	24d	1	1.23mi
1979 N Vista Ln Casa Grande, AZ	4.0	2.0	1636	$2,200	$1.34	24d	1	1.30mi
1715 N Peart Rd Casa Grande, AZ	2.0–4.0	1.0–2.0	1221	$1,956	$1.60	2d	22	1.32mi
75 S Trekell Rd Casa Grande, AZ	2.0–3.0	2.0	1035	$1,750	$1.69	1d	18	1.39mi
1265 E Kingman St Casa Grande, AZ	4.0	2.0	1874	$2,099	$1.12	5d	1	1.39mi
344 N Pottebaum Rd Casa Grande, AZ	2.0–3.0	2.0	1162	$1,494	$1.29	1d	4	1.42mi

Listing history 23 events

1. 2026-05-21
   status Pending
2. 2026-05-20
   soldstatus Closed
3. 2026-05-06
   status Pending
4. 2026-05-04
   status Active
5. 2026-05-04
   status Pending
6. 2026-05-02
   listed $75,000 Active
7. 2026-05-01
   soldstatus Closed
8. 2026-04-22
   status Pending
9. 2026-04-11
   price $75,000
10. 2026-03-16
    listed $95,000 Active
11. 2020-04-22
    soldstatus $140,000
12. 2020-02-28
    historical
13. 2019-05-20
    status Active
14. 2019-02-23
    status Pending
15. 2019-02-20
    listed $160,000 Active
16. 2019-01-28
    price $160,000
17. 2019-01-28
    status Pending
18. 2018-09-04
    listed $150,000 Active
19. 2017-03-31
    soldstatus $74,494 Closed 355-char remark

    Show marketing remark (355 chars)

    1956 Ranch offers 3 bed, 2 bath, with just over 1450 square feet of living space in the Ho-Ho-Kam Estates subdivision! The home sits on a nice sized lot with desert landscaping. Inside you will find wall to wall carpet, a floor to ceiling brick fireplace, exposed brick, and comfortably sized bedrooms. Needs updating and TLC. Nice REO property for sale.

20. 2017-03-21
    historical Under Contract Accepting Backups 355-char remark

    Show marketing remark (355 chars)

    1956 Ranch offers 3 bed, 2 bath, with just over 1450 square feet of living space in the Ho-Ho-Kam Estates subdivision! The home sits on a nice sized lot with desert landscaping. Inside you will find wall to wall carpet, a floor to ceiling brick fireplace, exposed brick, and comfortably sized bedrooms. Needs updating and TLC. Nice REO property for sale.

21. 2017-02-24
    price $75,400 355-char remark

    Show marketing remark (355 chars)

    1956 Ranch offers 3 bed, 2 bath, with just over 1450 square feet of living space in the Ho-Ho-Kam Estates subdivision! The home sits on a nice sized lot with desert landscaping. Inside you will find wall to wall carpet, a floor to ceiling brick fireplace, exposed brick, and comfortably sized bedrooms. Needs updating and TLC. Nice REO property for sale.

22. 2017-01-26
    price $85,400 355-char remark

    Show marketing remark (355 chars)

    1956 Ranch offers 3 bed, 2 bath, with just over 1450 square feet of living space in the Ho-Ho-Kam Estates subdivision! The home sits on a nice sized lot with desert landscaping. Inside you will find wall to wall carpet, a floor to ceiling brick fireplace, exposed brick, and comfortably sized bedrooms. Needs updating and TLC. Nice REO property for sale.

23. 2016-12-28
    listed $95,400 Active 355-char remark

    Show marketing remark (355 chars)

    1956 Ranch offers 3 bed, 2 bath, with just over 1450 square feet of living space in the Ho-Ho-Kam Estates subdivision! The home sits on a nice sized lot with desert landscaping. Inside you will find wall to wall carpet, a floor to ceiling brick fireplace, exposed brick, and comfortably sized bedrooms. Needs updating and TLC. Nice REO property for sale.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $697 · $58/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 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: $27,117
• − Mortgage interest: −$4,201
• − Property taxes: −$697
• − Insurance: −$375
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$2,182
• Taxable income: $15,323
• Est. tax owed @ 24.0%: −$3,678
• After-tax cash flow: $11,953/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

-21.4% since first listed

23 events — show timeline

• 2026-05-21 Pending — ARMLS
• 2026-05-20 Sold (MLS) — ARMLS
• 2026-05-06 Pending — ARMLS
• 2026-05-04 Relisted — ARMLS
• 2026-05-04 Pending — ARMLS
• 2026-05-02 Listed $75,000 ARMLS
• 2026-05-01 Sold (MLS) — ARMLS
• 2026-04-22 Pending — ARMLS
• 2026-04-11 Price Changed $75,000 ARMLS
• 2026-03-16 Listed $95,000 ARMLS
• 2020-04-22 Sold (Public Records) $140,000 Public Records
• 2020-02-28 Listing Removed — ARMLS
• 2019-05-20 Relisted — ARMLS
• 2019-02-23 Pending — ARMLS
• 2019-02-20 Listed $160,000 ARMLS
• 2019-01-28 Price Changed $160,000 ARMLS
• 2019-01-28 Pending — ARMLS
• 2018-09-04 Listed $150,000 ARMLS
• 2017-03-31 Sold (MLS) $74,494 ARMLS
• 2017-03-21 Contingent — ARMLS
• 2017-02-24 Price Changed $75,400 ARMLS
• 2017-01-26 Price Changed $85,400 ARMLS
• 2016-12-28 Listed $95,400 ARMLS

Property tax history

-0.2%/yr

Latest (2025): $697 · +7.3% YoY. Source: county tax records.