928 N Brown Ave · Casa Grande, AZ 85122

$364,900

5 bd · 3.0 ba · 2,822 sqft · SingleFamily public records · 62 Days on market

Built 1946 0.29 ac lot Est $336k · 9% over

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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).

• Cash flow +16.1/30.0
• DSCR +5.0/10.0
• Rent growth +3.7/5.0
• ARV discount +3.6/15.0
• 1% rule +3.1/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home in the Historical Evergreen District has been owned by the Ford family for 60+ yrs. Fall in love with the formal living & dining rooms, both feature large windows with shutters and beautiful wood floors. In the kitchen you'll find a sunny breakfast nook with storage seating, granite tile counters, shutters, 4 burner gas range & white cabinets with special storage areas. The uniqueness of this home is found in all areas with tons of built-in storage, including large closet areas in the 3 bedrooms. The master bedroom features a step down bathroom area with private courtyard. The family room has large windows to the backyard & built-in shelving. Last but not least, the finished basement is perfect for additional bedroom or space. Don't miss out on this one of a kind home!

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1946

Property features AI

Finance

• Other: Lot approx. 12,434 (assessor)
• Financial info: Conventional financing available
• HOA & community: No association fees; Located in a historic district; Community playground

Exterior

• Parking: Detached garage; Detached 2-car garage; 2 covered carport spaces; 4 open parking spaces; Extended length garage; Separate storage area
• Utilities: Private water company; Public sewer
• Home design: Single-family residence; Fee simple ownership; Asphalt road access
• Construction: Stucco and painted exterior with slump block; Composition roof; Has finished basement
• Exterior features: Screened-in patio(s); Playground; Storage; RV hookup; RV access/parking; RV gate; Alley access; Grass front yard; Grass back yard; Partial block fencing

Interior

• Kitchen: Built-in microwave; Pantry; Refrigerator; Dishwasher; Garbage disposal; Breakfast bar; Granite counters
• Bedrooms: Up to 7 possible bedrooms
• Flooring: Carpet; Laminate; Tile; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump and natural gas heating; Central air; Ceiling fans
• Interior features: Granite counters; Breakfast bar; Pantry; Full bathroom in primary bedroom; Finished basement; Refrigerator; Dishwasher; Garbage disposal
• Laundry & utility: Laundry inside; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/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 $297k (18.7% below list).
• Recommended offer: $297k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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+, 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: Evergreen Elementary School (math 13% / reading 18%, grade F, #864 of 1,109 statewide, top 78%, 51 students, 82% FRL); Casa Grande Middle School (math 7% / reading 12%, grade F, #197 of 218 statewide, top 91%, 645 students, 84% FRL); 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); 632 active listings in the ZIP; 3 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).
• At $2,967/mo this rent would consume 52% of the median local household income ($68k/yr) (locally 1250% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $195k; list at $365k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $296,652 (18.7% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.81% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $335,818
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
928 N Brown Ave	0.00mi	5/3.0	3,064 (+9%)	0mo	$364,900	$119	86
1108 E 9th Pl	0.34mi	5/3.0	2,588 (-8%)	2mo	$235,000	$91	69
1144 E Mcmurray Blvd	0.58mi	5/2.0	2,930 (+4%)	2mo	$120,000	$41	62
1138 E Ninth Pl	0.41mi	4/3.0 (-1)	2,661 (-6%)	7mo	$360,000	$135	61
328 E Paseo De Paula --	0.43mi	4/3.0 (-1)	2,810 (-0%)	18mo	$430,000	$153	59

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: -11.4%
• Equity multiple: 0.58×
• Total profit: $-42,748
• Equity at exit: $54,408

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-2,301
• Equity at exit: $31,550

Cash invested: $102,172 (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: 632
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,967 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$94 /mo · $1,129/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $184

Break-even live

Break-even rent $2,734

Max offer price $364,900

Occupancy floor 89%

Sensitivity live

Price	-10% $390	-5% $287	+0% $184	+5% $81	+10% $-23
Rent	-10% $-51	-5% $67	+0% $184	+5% $301	+10% $418
Rate	-1.0pp $368	-0.5pp $277	base $184	+0.5pp $89	+1.0pp $-7

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: $91,225
• Closing costs: $10,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 E McMurray Blvd Casa Grande, AZ	5.0	3.0	3800	$3,500	$0.92	14d	1	0.29mi
1584 N Wood St Casa Grande, AZ	4.0	2.0	1928	$1,800	$0.93	16d	1	1.30mi
1466 E Holiday Dr Casa Grande, AZ	5.0	3.0	2595	$2,500	$0.96	7d	1	1.31mi

Listing history 15 events

1. 2026-05-19
   status Pending
2. 2026-05-12
   status Active
3. 2026-05-07
   status Pending
4. 2026-04-23
   price $364,900
5. 2026-04-13
   price $374,900
6. 2026-03-13
   listed $385,000 Active
7. 2018-10-05
   soldstatus $195,000 Closed 796-char remark

   Show marketing remark (796 chars)

   Home in the Historical Evergreen District has been owned by the Ford family for 60+ yrs. Fall in love with the formal living & dining rooms, both feature large windows with shutters and beautiful wood floors. In the kitchen you'll find a sunny breakfast nook with storage seating, granite tile counters, shutters, 4 burner gas range & white cabinets with special storage areas. The uniqueness of this home is found in all areas with tons of built-in storage, including large closet areas in the 3 bedrooms. The master bedroom features a step down bathroom area with private courtyard. The family room has large windows to the backyard & built-in shelving. Last but not least, the finished basement is perfect for additional bedroom or space. Don't miss out on this one of a kind home!

8. 2018-10-05
   soldstatus $195,000

   Show marketing remark (796 chars)

   Home in the Historical Evergreen District has been owned by the Ford family for 60+ yrs. Fall in love with the formal living & dining rooms, both feature large windows with shutters and beautiful wood floors. In the kitchen you'll find a sunny breakfast nook with storage seating, granite tile counters, shutters, 4 burner gas range & white cabinets with special storage areas. The uniqueness of this home is found in all areas with tons of built-in storage, including large closet areas in the 3 bedrooms. The master bedroom features a step down bathroom area with private courtyard. The family room has large windows to the backyard & built-in shelving. Last but not least, the finished basement is perfect for additional bedroom or space. Don't miss out on this one of a kind home!

9. 2018-08-27
   historical Contract Contingent on Buyer Sale 796-char remark

   Show marketing remark (796 chars)

   Home in the Historical Evergreen District has been owned by the Ford family for 60+ yrs. Fall in love with the formal living & dining rooms, both feature large windows with shutters and beautiful wood floors. In the kitchen you'll find a sunny breakfast nook with storage seating, granite tile counters, shutters, 4 burner gas range & white cabinets with special storage areas. The uniqueness of this home is found in all areas with tons of built-in storage, including large closet areas in the 3 bedrooms. The master bedroom features a step down bathroom area with private courtyard. The family room has large windows to the backyard & built-in shelving. Last but not least, the finished basement is perfect for additional bedroom or space. Don't miss out on this one of a kind home!

10. 2018-08-27
    status Active 796-char remark

    Show marketing remark (796 chars)

    Home in the Historical Evergreen District has been owned by the Ford family for 60+ yrs. Fall in love with the formal living & dining rooms, both feature large windows with shutters and beautiful wood floors. In the kitchen you'll find a sunny breakfast nook with storage seating, granite tile counters, shutters, 4 burner gas range & white cabinets with special storage areas. The uniqueness of this home is found in all areas with tons of built-in storage, including large closet areas in the 3 bedrooms. The master bedroom features a step down bathroom area with private courtyard. The family room has large windows to the backyard & built-in shelving. Last but not least, the finished basement is perfect for additional bedroom or space. Don't miss out on this one of a kind home!

11. 2018-08-27
    status Pending 796-char remark

    Show marketing remark (796 chars)

    Home in the Historical Evergreen District has been owned by the Ford family for 60+ yrs. Fall in love with the formal living & dining rooms, both feature large windows with shutters and beautiful wood floors. In the kitchen you'll find a sunny breakfast nook with storage seating, granite tile counters, shutters, 4 burner gas range & white cabinets with special storage areas. The uniqueness of this home is found in all areas with tons of built-in storage, including large closet areas in the 3 bedrooms. The master bedroom features a step down bathroom area with private courtyard. The family room has large windows to the backyard & built-in shelving. Last but not least, the finished basement is perfect for additional bedroom or space. Don't miss out on this one of a kind home!

12. 2018-08-26
    historical Contract Contingent on Buyer Sale 796-char remark

    Show marketing remark (796 chars)

    Home in the Historical Evergreen District has been owned by the Ford family for 60+ yrs. Fall in love with the formal living & dining rooms, both feature large windows with shutters and beautiful wood floors. In the kitchen you'll find a sunny breakfast nook with storage seating, granite tile counters, shutters, 4 burner gas range & white cabinets with special storage areas. The uniqueness of this home is found in all areas with tons of built-in storage, including large closet areas in the 3 bedrooms. The master bedroom features a step down bathroom area with private courtyard. The family room has large windows to the backyard & built-in shelving. Last but not least, the finished basement is perfect for additional bedroom or space. Don't miss out on this one of a kind home!

13. 2018-08-15
    listed $199,900 Active 796-char remark

    Show marketing remark (796 chars)

    Home in the Historical Evergreen District has been owned by the Ford family for 60+ yrs. Fall in love with the formal living & dining rooms, both feature large windows with shutters and beautiful wood floors. In the kitchen you'll find a sunny breakfast nook with storage seating, granite tile counters, shutters, 4 burner gas range & white cabinets with special storage areas. The uniqueness of this home is found in all areas with tons of built-in storage, including large closet areas in the 3 bedrooms. The master bedroom features a step down bathroom area with private courtyard. The family room has large windows to the backyard & built-in shelving. Last but not least, the finished basement is perfect for additional bedroom or space. Don't miss out on this one of a kind home!

14. 2002-10-31
    soldstatus $135,000
15. 2000-10-02
    soldstatus $90,000

ⓘ 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: $1,129 · $94/mo
• Projected year-2 tax: $2,408 · $201/mo
• Expected delta: +$1,279/yr (+$107/mo · 113.2%)

ⓘ 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 · 18 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: $35,598
• − Mortgage interest: −$20,440
• − Property taxes: −$1,129
• − Insurance: −$1,824
• − Repairs & maintenance: −$2,848
• − Management: −$2,848
• − Depreciation: −$10,615
• Taxable loss: −$4,107
• Est. tax savings @ 24.0%: +$986
• After-tax cash flow: $3,191/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

+305.4% since first listed

15 events — show timeline

• 2026-05-19 Pending — ARMLS
• 2026-05-12 Relisted — ARMLS
• 2026-05-07 Pending — ARMLS
• 2026-04-23 Price Changed $364,900 ARMLS
• 2026-04-13 Price Changed $374,900 ARMLS
• 2026-03-13 Listed $385,000 ARMLS
• 2018-10-05 Sold (Public Records) $195,000 Public Records
• 2018-10-05 Sold (MLS) $195,000 ARMLS
• 2018-08-27 Contingent — ARMLS
• 2018-08-27 Relisted — ARMLS
• 2018-08-27 Pending — ARMLS
• 2018-08-26 Contingent — ARMLS
• 2018-08-15 Listed $199,900 ARMLS
• 2002-10-31 Sold (Public Records) $135,000 Public Records
• 2000-10-02 Sold (Public Records) $90,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $1,129 · +7.3% YoY. Source: county tax records.