1110 N Henness Rd Unit 2307-02307 · Casa Grande, AZ 85122

$154,995

2 bd · 2.0 ba · 1,179 sqft · Manufactured · 131 Days on market

Manufactured home Built 2026 Good condition $131/sqft · 33% below area Est $232k · 33% 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 +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Appreciation +2.5/10.0
• Schools +1.4/10.0
• Manufactured-home adj. -4.2

Listing remarks

Welcome to this beautiful new 2 bedroom, 2 bath home located at 2307 Rocky Mountain 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 $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $26 ($306/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 $139k (10.4% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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 4d on market — plan ~1-2 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 131 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Recommended offer $136,395 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $232,331
• List price: $154,995
• Delta: -33.29%
• 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	0.41mi	2/2.0	1,237 (+5%)	2mo	$227,000	$184	71
1547 E 12th St	1.05mi	2/2.0	1,218 (+3%)	0mo	$266,900	$219	59
1829 E Sandalwood Rd	0.47mi	2/2.0	1,297 (+10%)	5mo	$255,000	$197	57
1647 E Krystal St	1.24mi	3/2.0 (+1)	1,198 (+2%)	1mo	$281,000	$235	56
1546 E 12th St	1.04mi	2/2.0	1,105 (-6%)	8mo	$239,900	$217	48
1547 E Melrose Dr	0.99mi	2/2.0	1,275 (+8%)	6mo	$228,000	$179	47
1570 E Earl Dr	0.96mi	2/2.0	1,275 (+8%)	6mo	$250,000	$196	47
1552 E Manor Dr	0.97mi	2/2.0	1,275 (+8%)	8mo	$235,500	$185	45
1553 E Prickly Pear Pl	1.38mi	3/2.0 (+1)	1,281 (+9%)	1mo	$285,000	$222	45
1718 E Birch St	0.66mi	2/2.0	1,013 (-14%)	4mo	$248,000	$245	43
1533 E Laurel Dr	1.05mi	2/2.0	1,458 (+24%)	3mo	$205,832	$141	38
1386 E 10th Pl	1.43mi	2/2.0	939 (-20%)	6mo	$249,900	$266	35

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: -13.4%
• Equity multiple: 0.51×
• Total profit: $-21,200
• Equity at exit: $23,110

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-6,658
• Equity at exit: $13,401

Cash invested: $43,399 (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: $159,995 ($137/sqft)
• Median days on market: 118 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +43.6% 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: 9.3×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $26

Break-even live

Break-even rent $1,356

Max offer price $154,995

Occupancy floor 93%

Sensitivity live

Price	-10% $133	-5% $79	+0% $26	+5% $-28	+10% $-82
Rent	-10% $-84	-5% $-29	+0% $26	+5% $80	+10% $135
Rate	-1.0pp $104	-0.5pp $65	base $26	+0.5pp $-15	+1.0pp $-56

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: $38,749
• Closing costs: $4,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 Henness Rd Casa Grande, AZ	2.0	2.0	1166	$1,649	$1.41	0d	1	0.39mi
1762 E Sycamore Rd Casa Grande, AZ	3.0	2.0	1273	$3,500	$2.75	74d	1	0.65mi
1727 E Birch St Casa Grande, AZ	3.0	2.0	1196	$1,595	$1.33	30d	1	0.66mi
1771 E McMurray Blvd Casa Grande, AZ	1.0–2.0	1.0	733	$1,395	$1.90	0d	1	0.73mi
1682 E Kielly Ln Casa Grande, AZ	3.0	2.0	1494	$2,400	$1.61	54d	1	0.75mi
1000 N Arizola Rd Casa Grande, AZ	2.0	1.0–2.0	621	$1,290	$2.08	0d	20	0.79mi
422 N Via Del Cielo Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,172	$1.99	0d	27	0.97mi
1821 E Florence Blvd Casa Grande, AZ	1.0–3.0	1.0–2.0	1091	$1,604	$1.47	0d	1	1.05mi
1620 E Silver Reef Dr Casa Grande, AZ	3.0	2.0	1202	$1,575	$1.31	120d	1	1.11mi
1715 N Peart Rd Casa Grande, AZ	2.0–4.0	1.0–2.0	1221	$1,399	$1.15	0d	49	1.12mi
1450 E Cottonwood Ln Casa Grande, AZ	1.0–2.0	1.0–2.0	821	$1,845	$2.25	0d	64	1.24mi
1650 E Jardin Pl Casa Grande, AZ	3.0	2.0	1411	$1,695	$1.20	120d	1	1.28mi
1636 E Jardin Pl Casa Grande, AZ	3.0	2.0	1411	$1,799	$1.27	74d	1	1.30mi
1456 E 9th St #118 Casa Grande, AZ	2.0	2.0	1495	$1,325	$0.89	33d	1	1.34mi
2071 N St Bonita Ln Casa Grande, AZ	3.0	2.0	1300	$1,750	$1.35	4d	1	1.37mi
255 N Camino Mercado Casa Grande, AZ	1.0–3.0	1.0–2.0	1041	$1,660	$1.59	0d	64	1.40mi
1766 E Bishop Pl Casa Grande, AZ	3.0	2.0	1301	$1,840	$1.41	74d	1	1.44mi

Property features AI

Finance

• Other: Listing status: ActiveLast updated May 15, 2026
• Financial info: List price $189,995

Exterior

• Home design: Spec inventory homePlan: 1110 North Henness Rd 2307
• Exterior features: Located at 1110 N Henness Rd, Casa Grande, AZ 85122

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Living area of 1179

Listing history 50 events

1. 2026-09-23
   days on market $154,995 Active 131 DOM
2. 2026-09-22
   days on market $154,995 Active 130 DOM
3. 2026-09-21
   days on market $154,995 Active 129 DOM
4. 2026-09-20
   days on market $154,995 Active 128 DOM
5. 2026-09-19
   days on market $154,995 Active 127 DOM
6. 2026-09-18
   days on market $154,995 Active 126 DOM
7. 2026-09-17
   days on market $154,995 Active 125 DOM
8. 2026-09-16
   days on market $154,995 Active 124 DOM
9. 2026-09-15
   days on market $154,995 Active 123 DOM
10. 2026-09-14
    days on market $154,995 Active 122 DOM
11. 2026-09-14
    days on market $154,995 Active 121 DOM
12. 2026-09-12
    days on market $154,995 Active 120 DOM
13. 2026-09-11
    days on market $154,995 Active 119 DOM
14. 2026-09-05
    days on market $154,995 Active 113 DOM
15. 2026-09-04
    days on market $154,995 Active 112 DOM
16. 2026-09-03
    days on market $154,995 Active 111 DOM
17. 2026-08-31
    days on market $154,995 Active 108 DOM
18. 2026-08-30
    days on market $154,995 Active 107 DOM
19. 2026-08-29
    days on market $154,995 Active 106 DOM
20. 2026-08-28
    days on market $154,995 Active 105 DOM
21. 2026-08-27
    days on market $154,995 Active 104 DOM
22. 2026-08-26
    days on market $154,995 Active 103 DOM
23. 2026-08-25
    days on market $154,995 Active 102 DOM
24. 2026-08-24
    days on market $154,995 Active 101 DOM
25. 2026-08-23
    days on market $154,995 Active 100 DOM
26. 2026-08-22
    days on market $154,995 Active 99 DOM
27. 2026-08-21
    days on market $154,995 Active 98 DOM
28. 2026-08-20
    days on market $154,995 Active 97 DOM
29. 2026-08-19
    days on market $154,995 Active 96 DOM
30. 2026-08-18
    days on market $154,995 Active 95 DOM
31. 2026-08-17
    days on market $154,995 Active 94 DOM
32. 2026-08-16
    days on market $154,995 Active 93 DOM
33. 2026-08-15
    days on market $154,995 Active 92 DOM
34. 2026-08-14
    days on market $154,995 Active 91 DOM
35. 2026-08-13
    days on market $154,995 Active 90 DOM
36. 2026-08-12
    days on market $154,995 Active 89 DOM
37. 2026-08-11
    days on market $154,995 Active 88 DOM
38. 2026-08-10
    days on market $154,995 Active 87 DOM
39. 2026-08-09
    days on market $154,995 Active 86 DOM
40. 2026-08-08
    days on market $154,995 Active 85 DOM
41. 2026-08-06
    days on market $154,995 Active 83 DOM
42. 2026-08-05
    days on market $154,995 Active 82 DOM
43. 2026-08-04
    days on market $154,995 Active 81 DOM
44. 2026-08-03
    days on market $154,995 Active 80 DOM
45. 2026-07-31
    days on market $154,995 Active 77 DOM
46. 2026-07-30
    days on market $154,995 Active 76 DOM
47. 2026-07-30
    days on market $154,995 Active 75 DOM
48. 2026-07-28
    days on market $154,995 Active 74 DOM
49. 2026-07-26
    days on market $154,995 Active 72 DOM
50. 2026-07-24
    days on market $154,995 Active 70 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: $16,658
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$4,509
• Taxable loss: −$2,298
• Est. tax savings @ 24.0%: +$552
• After-tax cash flow: $858/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 · 7 photos

Good 80/100 None rehab

This beautiful new 2-bedroom, 2-bath home is in excellent condition with a spacious kitchen and well-maintained exterior. It offers a great value for both resale and rental markets with minimal updates needed to maximize its potential.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and attract more potential buyers or renters. ↑
• Both Adding smart home features — Smart home features can increase the home's value by making it more energy-efficient and convenient for potential buyers or renters. ↑
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's value and appeal to a wider range of potential buyers or renters. ↑

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: ActiveLast updated May 15, 2026
• Financial info: List price $189,995

Exterior

• Home design: Spec inventory homePlan: 1110 North Henness Rd 2307
• Exterior features: Located at 1110 N Henness Rd, Casa Grande, AZ 85122

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Living area of 1179