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

$159,995

2 bd · 2.0 ba · 1,188 sqft · Manufactured · 24 Days on market

Good condition Est $223k · 28% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

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. Weather you're looking for a full-time residence or a seasonal retreat, this home offers comfort, style and easy

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

Property features AI

Finance

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

Exterior

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

Interior

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

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 $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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); 633 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 33% 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Recommended offer $157,595 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.44%
• DSCR: 1.46
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $223,344
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 N Henness Rd #2199	0.59mi	2/2.0	1,274 (+7%)	6mo	$240,000	$188	56

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $2,021
• Equity at exit: $23,856

10-year hold

• IRR: 12.3%
• Equity multiple: 2.05×
• Total profit: $46,964
• 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 →

ZIP-level market 85122

• Home prices YoY: -22.4%
• Rents YoY: 4.6%
• Active inventory: 633
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $390

Break-even live

Break-even rent $1,400

Max offer price $159,995

Occupancy floor 74%

Sensitivity live

Price	-10% $500	-5% $445	+0% $390	+5% $334	+10% $279
Rent	-10% $240	-5% $315	+0% $390	+5% $465	+10% $539
Rate	-1.0pp $470	-0.5pp $430	base $390	+0.5pp $348	+1.0pp $306

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
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	2d	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	6d	30	0.37mi
1762 E Sycamore Rd Casa Grande, AZ	3.0	2.0	1273	$3,500	$2.75	25d	1	0.40mi
1821 E Florence Blvd Casa Grande, AZ	1.0–3.0	1.0–2.0	1091	$2,240	$2.05	2d	1	0.46mi
1000 N Arizola Rd Casa Grande, AZ	2.0	1.0–2.0	621	$1,351	$2.18	2d	10	0.46mi
1110 Henness Rd Casa Grande, AZ	2.0	2.0	1166	$1,599	$1.37	2d	1	0.53mi
255 N Camino Mercado Casa Grande, AZ	1.0–3.0	1.0–2.0	1041	$1,735	$1.67	2d	45	0.88mi
1565 N Wildflower Dr Casa Grande, AZ	1.0–3.0	1.0–2.0	998	$1,304	$1.31	2d	9	0.99mi
18 S Boniface Ln Casa Grande, AZ	3.0–4.0	2.0	1404	$1,855	$1.32	2d	1	1.14mi
351 N Peart Rd Casa Grande, AZ	1.0–3.0	1.0–2.0	962	$1,512	$1.57	2d	12	1.20mi
1566 E Fletcher Dr Casa Grande, AZ	3.0	2.0	1441	$1,875	$1.30	21d	1	1.27mi
344 N Pottebaum Rd Casa Grande, AZ	2.0–3.0	2.0	1162	$1,090	$0.94	2d	4	1.28mi
1715 N Peart Rd Casa Grande, AZ	2.0–4.0	1.0–2.0	1221	$1,465	$1.20	3d	22	1.38mi
1450 E Cottonwood Ln Casa Grande, AZ	1.0–2.0	1.0–2.0	821	$1,995	$2.43	3d	18	1.46mi

Listing history 16 events

1. 2026-06-21
   days on market $159,995 Active 24 DOM
2. 2026-06-18
   days on market $159,995 Active 21 DOM
3. 2026-06-17
   days on market $159,995 Active 20 DOM
4. 2026-06-16
   days on market $159,995 Active 19 DOM
5. 2026-06-15
   days on market $159,995 Active 18 DOM
6. 2026-06-13
   days on market $159,995 Active 16 DOM
7. 2026-06-13
   days on market $159,995 Active 15 DOM
8. 2026-06-10
   price $159,995 Active 12 DOM
9. 2026-06-09
   days on market $174,995 Active 12 DOM
10. 2026-06-08
    days on market $174,995 Active 11 DOM
11. 2026-06-07
    days on market $174,995 Active 10 DOM
12. 2026-06-04
    days on market $174,995 Active 7 DOM
13. 2026-06-03
    days on market $174,995 Active 6 DOM
14. 2026-06-02
    days on market $174,995 Active 5 DOM
15. 2026-06-01
    days on market $174,995 Active 4 DOM
16. 2026-05-31
    days on market $174,995 Active 3 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: $22,715
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$4,654
• Taxable income: $2,264
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $4,133/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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