1110 North Henness Rd 2101 Plan · Casa Grande, AZ 85122

$159,995

2 bd · 2.0 ba · 1,188 sqft · Manufactured · 82 Days on market

Manufactured home Good condition $135/sqft · 31% below area Est $232k · 31% 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 +13.5/30.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Appreciation +2.5/10.0
• Schools +1.4/10.0
• Manufactured-home adj. -4.1

Listing remarks

Welcome to this beautiful new 2 bedroom, 2 bath home located at 2101 Slippery Ridge 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 $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $6 ($76/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 (12.0% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 82 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Recommended offer $140,766 (12.0% below list)

Questions for the listing agent

1. It's been on market 82 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. 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: 0.88% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $232,284
• List price: $159,995
• Delta: -31.12%
• 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: -14.2%
• Equity multiple: 0.48×
• Total profit: $-23,197
• Equity at exit: $23,856

10-year hold

• IRR: -3.1%
• Equity multiple: 0.78×
• Total profit: $-9,831
• Equity at exit: $13,833

Cash invested: $44,799 (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: $158,995 ($137/sqft)
• Median days on market: 118 d
• This list price: 52% of active listings are priced below it
• 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: 9.5×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $6

Break-even live

Break-even rent $1,400

Max offer price $159,995

Occupancy floor 95%

Sensitivity live

Price	-10% $117	-5% $62	+0% $6	+5% $-49	+10% $-104
Rent	-10% $-105	-5% $-49	+0% $6	+5% $62	+10% $118
Rate	-1.0pp $87	-0.5pp $47	base $6	+0.5pp $-35	+1.0pp $-77

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: $39,999
• Closing costs: $4,800
• 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

• Other: Listing status: ActiveListing last modified 2026-05-28
• Financial info: List price $174,995

Exterior

• Home design: Plan homeUnit address: 1110 North Henness Rd 2101, Casa Grande, AZ 85122North street prefix

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Living area approximately 1,188

Listing history 50 events

1. 2026-08-18
   days on market $159,995 Active 82 DOM
2. 2026-08-17
   days on market $159,995 Active 81 DOM
3. 2026-08-16
   days on market $159,995 Active 80 DOM
4. 2026-08-15
   days on market $159,995 Active 79 DOM
5. 2026-08-14
   days on market $159,995 Active 78 DOM
6. 2026-08-13
   days on market $159,995 Active 77 DOM
7. 2026-08-12
   days on market $159,995 Active 76 DOM
8. 2026-08-11
   days on market $159,995 Active 75 DOM
9. 2026-08-10
   days on market $159,995 Active 74 DOM
10. 2026-08-09
    days on market $159,995 Active 73 DOM
11. 2026-08-08
    days on market $159,995 Active 72 DOM
12. 2026-08-06
    days on market $159,995 Active 70 DOM
13. 2026-08-05
    days on market $159,995 Active 69 DOM
14. 2026-08-04
    days on market $159,995 Active 68 DOM
15. 2026-08-03
    days on market $159,995 Active 67 DOM
16. 2026-07-31
    days on market $159,995 Active 64 DOM
17. 2026-07-30
    days on market $159,995 Active 63 DOM
18. 2026-07-30
    days on market $159,995 Active 62 DOM
19. 2026-07-28
    days on market $159,995 Active 61 DOM
20. 2026-07-26
    days on market $159,995 Active 59 DOM
21. 2026-07-24
    days on market $159,995 Active 57 DOM
22. 2026-07-23
    days on market $159,995 Active 56 DOM
23. 2026-07-22
    days on market $159,995 Active 55 DOM
24. 2026-07-21
    days on market $159,995 Active 54 DOM
25. 2026-07-20
    days on market $159,995 Active 53 DOM
26. 2026-07-18
    days on market $159,995 Active 51 DOM
27. 2026-07-18
    days on market $159,995 Active 50 DOM
28. 2026-07-16
    days on market $159,995 Active 49 DOM
29. 2026-07-15
    days on market $159,995 Active 48 DOM
30. 2026-07-14
    days on market $159,995 Active 47 DOM
31. 2026-07-13
    days on market $159,995 Active 46 DOM
32. 2026-07-13
    days on market $159,995 Active 45 DOM
33. 2026-07-11
    days on market $159,995 Active 44 DOM
34. 2026-07-10
    days on market $159,995 Active 43 DOM
35. 2026-07-09
    days on market $159,995 Active 42 DOM
36. 2026-07-07
    days on market $159,995 Active 40 DOM
37. 2026-07-06
    days on market $159,995 Active 39 DOM
38. 2026-07-06
    days on market $159,995 Active 38 DOM
39. 2026-07-05
    days on market $159,995 Active 37 DOM
40. 2026-07-03
    days on market $159,995 Active 36 DOM
41. 2026-07-02
    days on market $159,995 Active 35 DOM
42. 2026-07-01
    days on market $159,995 Active 34 DOM
43. 2026-06-30
    days on market $159,995 Active 33 DOM
44. 2026-06-29
    days on market $159,995 Active 32 DOM
45. 2026-06-28
    days on market $159,995 Active 31 DOM
46. 2026-06-27
    days on market $159,995 Active 30 DOM
47. 2026-06-26
    days on market $159,995 Active 29 DOM
48. 2026-06-24
    days on market $159,995 Active 27 DOM
49. 2026-06-22
    days on market $159,995 Active 25 DOM
50. 2026-06-21
    days on market $159,995 Active 24 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: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$4,654
• Taxable loss: −$2,627
• Est. tax savings @ 24.0%: +$631
• After-tax cash flow: $707/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 · 8 photos

Good 80/100 Cosmetic rehab Est. rehab $5,940–$17,820 screening

This beautiful new 2-bedroom, 2-bath home is in excellent condition with a good condition score of 80. It features a spacious kitchen, two bathrooms with modern fixtures, and hardwood-style flooring throughout. The home is move-in ready and has a good curb appeal with minimal maintenance needed. The highest-ROI updates would be painting the exterior and interior walls, landscaping and adding outdoor furniture, upgrading the kitchen appliances, adding smart home features, and upgrading the flooring in the bathrooms.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping and adding outdoor furniture — Enhances curb appeal and provides a welcoming environment for potential buyers or renters. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and increase the home's value. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to a wider range of potential buyers and renters. ↑
• Both Upgrading the flooring in the bathrooms — High-quality flooring can improve the overall aesthetic and functionality of the bathrooms, making the home more appealing to potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

• Other: Listing status: ActiveListing last modified 2026-05-28
• Financial info: List price $174,995

Exterior

• Home design: Plan homeUnit address: 1110 North Henness Rd 2101, Casa Grande, AZ 85122North street prefix

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Living area approximately 1,188