2172 N Cajeme Ave #327 · Casa Grande, AZ 85122

$65,000

2 bd · 2.0 ba · 1,300 sqft · Manufactured · 80 Days on market

Built 1977 Fair condition

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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 +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Fabulous 2 bedroom, 2 bath home in the active adult community of Casa Verde Estates. Enjoy the extra space with the Arizona Room as well as detached shed behind the carport. All new carpet throughout. Move in ready. Enjoy the retired life. Centrally located in Casa Grande.

Key facts

• Arizona room
• Centrally located
• Detached shed

Tags

• ARIZONA ROOM
• DETACHED SHED
• ACTIVE ADULT COMMUNITY
• CENTRALLY LOCATED

Property features AI

Finance

• Other: Directions available to property via community gates
• HOA & community: Land lease ($548 monthly); No association fees included; Community spa (heated); Community media room; Community laundry; Biking/walking path

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: Private water company; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Vinyl siding; Wood frame construction; Composition roof
• Exterior features: Gravel/stone front

Interior

• Kitchen: Refrigerator; Built-in electric oven
• Bedrooms: Up to 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Full bathroom in primary bedroom
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $943 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.7% 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+, 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $449 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.71% ✓
• Cap rate: 23.71%
• Cash-on-cash: 62.20%
• DSCR: 3.77
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $153,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 N Trekell Rd #88	0.16mi	2/2.0	1,300 (0%)	3mo	$22,000	$17	90
2263 N Trekell Rd #48	0.17mi	2/2.0	1,232 (-5%)	2mo	$165,900	$135	82
2263 N Trekell Rd Rd #77	0.17mi	2/2.0	1,400 (+8%)	1mo	$175,000	$125	78
2263 N Trekell Rd #156	0.17mi	2/2.0	1,400 (+8%)	2mo	$165,000	$118	78
2263 N Trekell Rd #36	0.17mi	2/2.0	1,400 (+8%)	4mo	$184,000	$131	76
2100 N Trekell Rd #291	0.16mi	2/2.0	1,393 (+7%)	8mo	$69,000	$50	74
2100 N Trekell Rd #204	0.16mi	2/2.0	1,152 (-11%)	4mo	$39,500	$34	70
2263 N Trekell Rd #67	0.17mi	2/2.0	1,472 (+13%)	1mo	$187,500	$127	69
2140 N Cajeme Ave	0.07mi	2/2.0	1,105 (-15%)	4mo	$53,900	$49	68
2100 N Trekell Rd #226	0.16mi	2/1.0	1,456 (+12%)	3mo	$37,000	$25	66
2100 N Trekell Rd #143	0.16mi	3/1.5 (+1)	1,456 (+12%)	2mo	$65,000	$45	64
2263 N Trekell Rd #72	0.32mi	2/2.0	1,456 (+12%)	10mo	$174,000	$120	57

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: 62.9%
• Equity multiple: 3.88×
• Total profit: $52,462
• Equity at exit: $9,692

10-year hold

• IRR: 68.0%
• Equity multiple: 8.44×
• Total profit: $135,384
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,763 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $943

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 41%

Sensitivity live

Price	-10% $988	-5% $966	+0% $943	+5% $921	+10% $898
Rent	-10% $804	-5% $874	+0% $943	+5% $1,013	+10% $1,083
Rate	-1.0pp $976	-0.5pp $960	base $943	+0.5pp $927	+1.0pp $909

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1139 E Yucca St Casa Grande, AZ	3.0	3.0	1300	$1,800	$1.38	25d	1	0.20mi
2060 N Trekell Rd Casa Grande, AZ	2.0	1.0–2.0	670	$1,300	$1.94	25d	4	0.31mi
1936 N Trekell Rd Casa Grande, AZ	1.0–4.0	1.0–2.0	1033	$1,492	$1.44	0d	31	0.54mi
1926 N Avenida de Palmas Casa Grande, AZ	2.0	2.0	1106	$1,199	$1.08	23d	3	0.67mi
1201 E Barcelona Ave Casa Grande, AZ	3.0	2.0	1803	$1,900	$1.05	25d	1	0.69mi
1292 E Rodeo Rd Casa Grande, AZ	3.0	2.0	1005	$1,500	$1.49	6d	1	0.71mi
700 E Rodeo Rd Casa Grande, AZ	2.0	1.0–2.0	828	$1,436	$1.73	4d	25	0.77mi
2542 N La Escondida Cir Casa Grande, AZ	2.0	2.0	952	$1,600	$1.68	0d	1	0.91mi
1775 N Terrace Cir Casa Grande, AZ	3.0	2.0	1628	$1,699	$1.04	16d	1	0.99mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,295	$1.13	0d	13	1.09mi
1858 N Center Ave Casa Grande, AZ	2.0	2.0	1146	$1,500	$1.31	25d	1	1.16mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	25d	1	1.24mi
2575 N Lupita Pl Casa Grande, AZ	3.0	2.0	1630	$1,595	$0.98	25d	1	1.26mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,165	$1.99	0d	1	1.34mi
1636 E Jardin Pl Casa Grande, AZ	3.0	2.0	1411	$1,999	$1.42	6d	1	1.34mi
520 W Casa Mirage Ct Casa Grande, AZ	3.0	2.0	1536	$1,600	$1.04	5d	1	1.36mi
1650 E Jardin Pl Casa Grande, AZ	3.0	2.0	1411	$1,695	$1.20	25d	1	1.38mi
1547 E Inouye Dr Casa Grande, AZ	3.0	2.0	1571	$3,500	$2.23	25d	1	1.38mi
2569 N Agave Ln Casa Grande, AZ	3.0	2.0	1580	$1,750	$1.11	25d	1	1.39mi
1552 E Inouye Dr Casa Grande, AZ	3.0	2.0	1571	$1,699	$1.08	12d	1	1.41mi
1552 E Inouye Dr Casa Grande, AZ	3.0	2.0	1560	$1,699	$1.09	16d	1	1.41mi
1641 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	750	$1,100	$1.47	0d	3	1.41mi
1620 E Silver Reef Dr Casa Grande, AZ	3.0	2.0	1202	$1,575	$1.31	25d	1	1.44mi
1640 N Cameron St Casa Grande, AZ	3.0	2.0	1577	$3,250	$2.06	25d	1	1.48mi
1640 N Cameron St Casa Grande, AZ	3.0	2.0	1577	$3,250	$2.06	23d	1	1.48mi
1642 N Cameron St Casa Grande, AZ	3.0	2.5	1577	$3,250	$2.06	25d	1	1.48mi
1640 N Cameron St Unit 1640 Casa Grande, AZ	3.0	2.5	1577	$3,250	$2.06	25d	1	1.48mi
1560 E Demain Dr Casa Grande, AZ	3.0	2.0	1304	$1,595	$1.22	25d	1	1.49mi
2710 N Mulberry Pl Casa Grande, AZ	3.0	2.0	1631	$2,090	$1.28	0d	1	1.49mi

Listing history 16 events

1. 2026-06-21
   days on market $65,000 Active 80 DOM
2. 2026-06-18
   days on market $65,000 Active 77 DOM
3. 2026-06-17
   days on market $65,000 Active 76 DOM
4. 2026-06-16
   days on market $65,000 Active 75 DOM
5. 2026-06-15
   days on market $65,000 Active 74 DOM
6. 2026-06-13
   days on market $65,000 Active 72 DOM
7. 2026-06-13
   days on market $65,000 Active 71 DOM
8. 2026-06-09
   days on market $65,000 Active 68 DOM
9. 2026-06-08
   days on market $65,000 Active 67 DOM
10. 2026-06-07
    days on market $65,000 Active 66 DOM
11. 2026-06-04
    days on market $65,000 Active 63 DOM
12. 2026-06-03
    days on market $65,000 Active 62 DOM
13. 2026-06-02
    days on market $65,000 Active 61 DOM
14. 2026-06-01
    days on market $65,000 Active 60 DOM
15. 2026-05-31
    days on market $65,000 Active 59 DOM
16. 2026-03-24
    listed $65,000 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥113°F today · 14 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: $21,153
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$1,891
• Taxable income: $10,937
• Est. tax owed @ 24.0%: −$2,625
• After-tax cash flow: $8,696/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 · 12 photos

Fair 45/100 Cosmetic rehab

A fair condition manufactured home in a desirable location, requiring minor exterior repairs and carpet replacement for a cosmetic upgrade.

Repairs flagged

• Minor Exterior siding — Weathered but not damaged
• Minor Roof — Aged but structurally sound

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Rental Replace carpet — Improves comfort and reduces maintenance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered but not damaged	Minor	$500–3,000
Roof · Aged but structurally sound	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Rental Replace carpet — Improves comfort and reduces maintenance ↑

ⓘ 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

Price history

1 event — show timeline

• 2026-03-24 Listed $65,000 ARMLS