85 N Morrison Ave · Casa Grande, AZ 85122

$259,000

6 bd · 3.0 ba · 2,199 sqft · Other public records · 68 Days on market

Built 1934 7,022 sqft lot

---

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 +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Rent growth +3.7/5.0
• 1% rule +3.4/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential of this versatile multi-dwelling property, offering three distinct units! Perfect for investors or those seeking multi-generational living. Two of the units are attached, while the third is a separate residence, providing flexibility and added privacy. Unit 1 boasts 3 beds/1 bath (1,030 sq ft), Unit 2 features 2 beds/1 bath (685 sq ft), and Unit 3 includes 1 bed/1 bath (484 sq ft). Each unit has a well-designed layout with a living room, dining area, and kitchen. All units enjoy the added benefit of private yards, along with dedicated parking spaces! One unit is accessible from the front of the property, while the other two are accessible via the alley. Near shops, dini

Key facts

• Well-designed layout
• Separate residence
• Attached units

Tags

• MULTI-DWELLING PROPERTY
• THREE DISTINCT UNITS
• ATTACHED UNITS
• SEPARATE RESIDENCE
• WELL-DESIGNED LAYOUT
• PRIVATE YARDS

Property features AI

Finance

• Financial info: One unit current rent listed at $800

Exterior

• Parking: 3 parking spaces; Open parking; One free space per unit
• Utilities: APS electric service; Public sewer; Water via master meter / private / city franchise
• Home design: Fee simple ownership; Two buildings on the property; Lot dimensions approximately 50.20 x 139.89
• Construction: Cement siding; Painted finish; Stucco; Brick; Tile roof; Other roof material
• Exterior features: Asphalt road access; No community pool

Interior

• Kitchen: Built-in range; Built-in electric oven; Refrigerator
• Bedrooms: Unit includes 3 bedrooms
• Flooring: Ceramic tile; Concrete
• Bathrooms: 1 bathroom
• Heating & cooling: Natural gas heating; Window/wall unit heating; Central air; Ceiling fans; Window/wall unit cooling
• Interior features: Built-in range; Built-in electric oven; Refrigerator

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath other listed at $259k.

Deal economics

• At list price, monthly cash flow is $189 ($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 $217k (16.0% below list).
• Recommended offer: $217k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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+, 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: 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); 628 active listings in the ZIP; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 38% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,480 (16.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — 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: 0.84% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.6% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.63×
• Total profit: $-26,474
• Equity at exit: $38,618

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $7,045
• Equity at exit: $22,394

Cash invested: $72,520 (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: 628
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,175 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$62 /mo · $750/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $189

Break-even live

Break-even rent $1,935

Max offer price $259,000

Occupancy floor 86%

Sensitivity live

Price	-10% $336	-5% $263	+0% $189	+5% $116	+10% $43
Rent	-10% $18	-5% $104	+0% $189	+5% $275	+10% $361
Rate	-1.0pp $320	-0.5pp $255	base $189	+0.5pp $122	+1.0pp $54

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $259,000 Active 68 DOM
2. 2026-06-17
   days on market $259,000 Active 67 DOM
3. 2026-06-16
   days on market $259,000 Active 66 DOM
4. 2026-06-15
   days on market $259,000 Active 65 DOM
5. 2026-06-13
   days on market $259,000 Active 63 DOM
6. 2026-06-13
   days on market $259,000 Active 62 DOM
7. 2026-06-09
   days on market $259,000 Active 59 DOM
8. 2026-06-08
   days on market $259,000 Active 58 DOM
9. 2026-06-07
   days on market $259,000 Active 57 DOM
10. 2026-06-04
    days on market $259,000 Active 54 DOM
11. 2026-06-03
    days on market $259,000 Active 53 DOM
12. 2026-06-02
    days on market $259,000 Active 52 DOM
13. 2026-06-01
    days on market $259,000 Active 51 DOM
14. 2026-05-31
    days on market $259,000 Active 50 DOM
15. 2026-05-01
    status Active
16. 2026-04-18
    historical Under Contract Accepting Backups
17. 2026-04-11
    listed $259,000 Active

ⓘ 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: $750 · $62/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$959/yr (+$80/mo · 127.9%)

ⓘ 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 · 19 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: $26,098
• − Mortgage interest: −$14,508
• − Property taxes: −$750
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − Depreciation: −$7,535
• Taxable loss: −$2,166
• Est. tax savings @ 24.0%: +$520
• After-tax cash flow: $2,793/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

3 events — show timeline

• 2026-05-01 Relisted — ARMLS
• 2026-04-18 Contingent — ARMLS
• 2026-04-11 Listed $259,000 ARMLS

Property tax history

-2.8%/yr

Latest (2017): $750 · -1.2% YoY. Source: county tax records.