514 E Vekol Rd · Casa Grande, AZ 85122

$271,000

4 bd · 2.0 ba · 1,706 sqft · SingleFamily public records · 44 Days on market

Built 1981 7,454 sqft lot Est $317k · 15% 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).

• Cash flow +16.1/30.0
• ARV discount +14.1/15.0
• DSCR +5.0/10.0
• Rent growth +3.7/5.0
• 1% rule +3.3/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Come see 514 E Vekol Rd, a well-appointed residence designed for functional living. The kitchen features all stainless steel appliances, complementing a primary bedroom with a walk-in closet and a primary bathroom with double sinks. Outdoor living areas include a covered patio and a fully fenced-in backyard. The interior also benefits from fresh paint. This home perfectly blends modern updates with everyday comfort and outdoor enjoyment. . Included 100-Day Home Warranty with buyer activation

Key facts

• Double sinks
• Fresh paint
• Walk-in closet

Tags

• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• DOUBLE SINKS
• COVERED PATIO
• FULLY FENCED-IN BACKYARD
• FRESH PAINT

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Security: Owned security system
• Utilities: Private water company; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Synthetic stucco and wood frame construction; Painted exterior
• Exterior features: Block fencing; Dirt in back yard; Gravel/stone in front yard; Composition roof

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Up to 4 possible bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fans; Other cooling
• Interior features: Eat-in kitchen; 3/4 bath in primary bedroom; Fireplace
• Laundry & utility: Laundry inside with washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $271k.

Deal economics

• At list price, monthly cash flow is $141 ($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 $224k (17.4% below list).
• Recommended offer: $224k (17.4% 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: Cottonwood Elementary School (math 8% / reading 8%, grade F, #1,056 of 1,109 statewide, top 96%, 451 students, 89% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 39% 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 44 days — a 3% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $223,955 (17.4% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $317,316
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 E Dartmouth Dr	0.23mi	4/2.0	1,692 (-1%)	5mo	$253,000	$150	84
1732 N Cameron St	0.19mi	3/2.0 (-1)	1,640 (-4%)	3mo	$350,000	$213	78
502 E Silver Reef Rd	0.15mi	3/2.0 (-1)	1,591 (-7%)	5mo	$260,000	$163	72
650 E Palo Verde St	0.32mi	3/2.0 (-1)	1,791 (+5%)	2mo	$295,000	$165	70
1137 E Viola Ct	0.57mi	4/2.0	1,690 (-1%)	5mo	$300,000	$178	68
486 E Providence Dr	0.11mi	3/3.0 (-1)	1,865 (+9%)	5mo	$399,000	$214	66
1144 E Gabrilla Dr	0.57mi	3/2.0 (-1)	1,723 (+1%)	2mo	$320,000	$186	65
1959 N Vista Ln	0.71mi	4/2.0	1,694 (-1%)	4mo	$279,000	$165	62
445 E Providence Dr	0.14mi	3/2.0 (-1)	1,454 (-15%)	3mo	$300,000	$206	61
1129 E Jahns Dr	0.54mi	4/2.0	1,568 (-8%)	2mo	$295,000	$188	60
1845 N Mandeville Ln	0.50mi	3/2.0 (-1)	1,569 (-8%)	4mo	$309,000	$197	55
1175 E Prickly Pear St	0.72mi	4/2.5	1,902 (+12%)	5mo	$315,000	$166	41

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-31,392
• Equity at exit: $40,407

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-722
• Equity at exit: $23,431

Cash invested: $75,880 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,240 high
• Mortgage (P&I): −$1,421
• Tax from tax record: −$94 /mo · $1,131/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $141

Break-even live

Break-even rent $2,061

Max offer price $271,000

Occupancy floor 89%

Sensitivity live

Price	-10% $294	-5% $218	+0% $141	+5% $64	+10% $-12
Rent	-10% $-36	-5% $52	+0% $141	+5% $229	+10% $318
Rate	-1.0pp $277	-0.5pp $210	base $141	+0.5pp $71	+1.0pp $-1

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: $67,750
• Closing costs: $8,130
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1846 N Princeton Ave Casa Grande, AZ	4.0	2.0	1786	$1,750	$0.98	6d	1	0.13mi
1775 N Terrace Cir Casa Grande, AZ	3.0	2.0	1628	$1,699	$1.04	17d	1	0.39mi
1640 N Cameron St Casa Grande, AZ	3.0	2.0	1577	$3,250	$2.06	26d	1	0.47mi
1640 N Cameron St Casa Grande, AZ	3.0	2.0	1577	$3,250	$2.06	24d	1	0.47mi
1640 N Cameron St Unit 1640 Casa Grande, AZ	3.0	2.5	1577	$3,250	$2.06	26d	1	0.48mi
1642 N Cameron St Casa Grande, AZ	3.0	2.5	1577	$3,250	$2.06	26d	1	0.48mi
1153 E Gabrilla Dr Casa Grande, AZ	4.0	2.0	1689	$1,795	$1.06	22d	1	0.61mi
1936 N Trekell Rd Casa Grande, AZ	1.0–4.0	1.0–2.0	1033	$1,953	$1.89	1d	31	0.64mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,700	$1.49	1d	13	0.69mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,640	$2.42	0d	1	0.70mi
1979 N Vista Ln Casa Grande, AZ	4.0	2.0	1636	$2,200	$1.34	26d	1	0.74mi
1251 E Jahns Dr Casa Grande, AZ	4.0	2.0	1810	$1,995	$1.10	1d	1	0.82mi
1256 E Jahns Dr Casa Grande, AZ	4.0	3.0	2094	$2,199	$1.05	7d	1	0.84mi
520 W Casa Mirage Ct Casa Grande, AZ	3.0	2.0	1536	$1,600	$1.04	6d	1	0.90mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	26d	1	0.96mi
645 W Jardin Dr Casa Grande, AZ	3.0	2.0	1309	$1,650	$1.26	26d	1	0.96mi
1265 E Kingman St Casa Grande, AZ	4.0	2.0	1874	$2,099	$1.12	7d	1	0.97mi
1265 E Kingman St Casa Grande, AZ	4.0	2.0	1874	$2,099	$1.12	1d	1	0.97mi
1584 N Wood St Casa Grande, AZ	4.0	2.0	1928	$1,800	$0.93	17d	1	1.09mi
541 W Melrose Dr Casa Grande, AZ	3.0	2.0	1101	$1,600	$1.45	26d	1	1.12mi
736 W Palo Verde Dr Casa Grande, AZ	3.0	2.0	1810	$3,550	$1.96	26d	1	1.15mi
767 W Barrus Dr Casa Grande, AZ	3.0	2.0	1463	$1,695	$1.16	26d	1	1.16mi
1100 N Brown Ave Casa Grande, AZ	3.0	2.0	1609	$1,950	$1.21	1d	1	1.17mi
803 W Jardin Dr Casa Grande, AZ	3.0	2.0	1491	$1,725	$1.16	6d	1	1.25mi
1139 E Yucca St Casa Grande, AZ	3.0	3.0	1300	$1,800	$1.38	26d	1	1.27mi
776 W Fairlane Ct Casa Grande, AZ	3.0	2.0	1489	$3,200	$2.15	26d	1	1.31mi
750 W Torino Pl Casa Grande, AZ	3.0	2.0	2007	$3,000	$1.49	1d	1	1.33mi
845 W Crooked Stick Dr Casa Grande, AZ	3.0	2.0	1601	$2,000	$1.25	26d	1	1.36mi
1131 E Trinity Pl Casa Grande, AZ	4.0	2.5	1600	$1,650	$1.03	26d	1	1.38mi
919 N Gilbert Ave Casa Grande, AZ	3.0	2.0	1630	$1,850	$1.13	1d	1	1.38mi
1025 N Menze St Casa Grande, AZ	3.0	1.5	1301	$1,695	$1.30	14d	1	1.47mi
928 N Pueblo Dr Casa Grande, AZ	3.0	2.0	1300	$1,550	$1.19	26d	1	1.47mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $271,000 Pending 44 DOM
2. 2026-06-09
   days on market $271,000 Active 43 DOM
3. 2026-06-08
   days on market $271,000 Active 42 DOM
4. 2026-06-07
   days on market $271,000 Active 41 DOM
5. 2026-06-04
   pricedays on market $271,000 Active 38 DOM
6. 2026-06-03
   days on market $285,000 Active 37 DOM
7. 2026-06-02
   days on market $285,000 Active 36 DOM
8. 2026-06-01
   days on market $285,000 Active 35 DOM
9. 2026-05-31
   days on market $285,000 Active 34 DOM
10. 2026-05-14
    price $285,000
11. 2026-04-27
    listed $295,000 Active
12. 2026-03-20
    soldstatus $270,000
13. 2002-09-16
    soldstatus $98,000
14. 1996-09-13
    soldstatus $75,000

ⓘ 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: $1,131 · $94/mo
• Projected year-2 tax: $1,789 · $149/mo
• Expected delta: +$658/yr (+$55/mo · 58.1%)

ⓘ 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: $26,875
• − Mortgage interest: −$15,180
• − Property taxes: −$1,131
• − Insurance: −$1,355
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − Depreciation: −$7,884
• Taxable loss: −$2,975
• Est. tax savings @ 24.0%: +$714
• After-tax cash flow: $2,405/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

+280.0% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $285,000 ARMLS
• 2026-04-27 Listed $295,000 ARMLS
• 2026-03-20 Sold (Public Records) $270,000 Public Records
• 2002-09-16 Sold (Public Records) $98,000 Public Records
• 1996-09-13 Sold (Public Records) $75,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,131 · +7.3% YoY. Source: county tax records.