2263 N Trekell Rd #184 · Casa Grande, AZ 85122

$139,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 38 Days on market

Built 2012 Good condition 0.40 ac lot

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Why this score? — see what drove the C 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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Highly improved and maintained 2012 home in Rancho Val Vista, a wonderful gated park with lovely 55+ amenities in Casa Grande, Fully furnished and move-in ready. Rancho Val Vista is just the right size - big enough for a heated pool, spa, pickleball, clubhouse activities and even a 2-lane bowling alley! This home has 2x6 construction, new roof with gutters and insulation, new Air Conditioner in 2022, lots of windows for natural light. The covered carport includes a shed to match the home. Mature landscape, automatic watering FURNISHED. Great price!

Key facts

• Pickleball
• Clubhouse activities
• Bowling alley

Tags

• HEATED POOL
• PICKLEBALL
• CLUBHOUSE ACTIVITIES
• BOWLING ALLEY
• 2X6 CONSTRUCTION
• NEW ROOF

Property features AI

Finance

• Other: Lot size source: owner
• Financial info: Current financing non-assumable
• HOA & community: Land lease: $593 per month; No association fees included; Community pool; Community spa (heated); Pickleball courts; Biking/walking path

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: Public sewer; Private water company
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Metal siding; Wood frame construction; Composition roof
• Exterior features: Private street; Storage; Shed(s); Sprinklers in front and rear with auto timers; Gravel/stone front and back; Private maintained road; Mountain view

Interior

• Kitchen: Kitchen island; Laminate counters; Pantry; Refrigerator; Dishwasher; Disposal; Water purifier
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High-speed internet; Eat-in kitchen; Furnished (see remarks); Vaulted ceilings; Kitchen island; Pantry; Full bath in master bedroom; Laminate counters; Dual-pane windows
• Laundry & utility: Private water company service

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $139k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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+, 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($135k) 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 $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $51,744
• 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 #20	0.32mi	2/2.0	1,040 (-2%)	0mo	$40,000	$38	82
2140 N Cajeme Ave	0.21mi	2/2.0	1,105 (+5%)	4mo	$53,900	$49	79
2100 Trekell Rd #283	0.32mi	2/2.0	1,056 (0%)	8mo	$65,000	$62	78
2100 N Trekell Rd #59	0.32mi	2/2.0	1,056 (0%)	13mo	$74,000	$70	74
2100 N Trekell Rd #363	0.32mi	2/2.0	980 (-7%)	3mo	$40,000	$41	70
2100 N Trekell Rd #194	0.32mi	2/2.0	1,000 (-5%)	9mo	$39,000	$39	69
2100 N Trekell Rd #265	0.32mi	2/2.0	1,024 (-3%)	14mo	$55,000	$54	68
2100 N Trekell Rd #330	0.32mi	2/2.0	980 (-7%)	7mo	$16,500	$17	67
2100 N Trekell Rd #204	0.32mi	2/2.0	1,152 (+9%)	4mo	$39,500	$34	66
2100 N Trekell Rd #50	0.32mi	2/2.0	980 (-7%)	8mo	$35,500	$36	66
2100 N Trekell Rd #280	0.32mi	3/2.0 (+1)	1,008 (-4%)	15mo	$62,500	$62	60
2263 N Trekell Rd #81	0.20mi	2/2.0	1,200 (+14%)	13mo	$150,000	$125	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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-4,119
• Equity at exit: $20,725

10-year hold

• IRR: 8.6%
• Equity multiple: 1.71×
• Total profit: $27,571
• Equity at exit: $12,018

Cash invested: $38,920 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $249

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 79%

Sensitivity live

Price	-10% $345	-5% $297	+0% $249	+5% $201	+10% $153
Rent	-10% $128	-5% $189	+0% $249	+5% $310	+10% $370
Rate	-1.0pp $319	-0.5pp $285	base $249	+0.5pp $213	+1.0pp $177

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.31mi
2060 N Trekell Rd Casa Grande, AZ	2.0	1.0–2.0	670	$1,300	$1.94	25d	4	0.48mi
700 E Rodeo Rd Casa Grande, AZ	2.0	1.0–2.0	828	$1,436	$1.73	4d	25	0.58mi
1936 N Trekell Rd Casa Grande, AZ	1.0–4.0	1.0–2.0	1033	$1,492	$1.44	3d	29	0.69mi
1292 E Rodeo Rd Casa Grande, AZ	3.0	2.0	1005	$1,500	$1.49	6d	1	0.72mi
1926 N Avenida de Palmas Casa Grande, AZ	2.0	2.0	1106	$1,199	$1.08	23d	3	0.77mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	25d	1	1.10mi
1858 N Center Ave Casa Grande, AZ	2.0	2.0	1146	$1,500	$1.31	25d	1	1.15mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,295	$1.13	4d	12	1.25mi
290 W Viola St Unit 4 Casa Grande, AZ	2.0	1.0	800	$1,250	$1.56	16d	1	1.38mi
645 W Jardin Dr Casa Grande, AZ	3.0	2.0	1309	$1,650	$1.26	25d	1	1.47mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,165	$1.99	2d	1	1.48mi
1641 N Kadota Ave Casa Grande, AZ	1.0–2.0	1.0–2.0	750	$1,100	$1.47	2d	3	1.50mi

Listing history 17 events

1. 2026-06-21
   days on market $139,000 Active 38 DOM
2. 2026-06-18
   days on market $139,000 Active 35 DOM
3. 2026-06-17
   days on market $139,000 Active 34 DOM
4. 2026-06-16
   days on market $139,000 Active 33 DOM
5. 2026-06-15
   days on market $139,000 Active 32 DOM
6. 2026-06-13
   days on market $139,000 Active 30 DOM
7. 2026-06-13
   days on market $139,000 Active 29 DOM
8. 2026-06-09
   days on market $139,000 Active 26 DOM
9. 2026-06-08
   pricedays on market $139,000 Active 25 DOM
10. 2026-06-07
    remarks 554-char remark
11. 2026-06-07
    days on market $145,000 Active 24 DOM
12. 2026-06-04
    days on market $145,000 Active 21 DOM
13. 2026-06-03
    days on market $145,000 Active 20 DOM
14. 2026-06-02
    days on market $145,000 Active 19 DOM
15. 2026-06-01
    days on market $145,000 Active 18 DOM
16. 2026-05-31
    days on market $145,000 Active 17 DOM
17. 2026-05-14
    listed $145,000 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 (shaded) · 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: $18,378
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$4,044
• Taxable income: $828
• Est. tax owed @ 24.0%: −$199
• 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.

Condition & rehab AI · 30 photos

Good 80/100 Cosmetic rehab

This well-maintained 2012 home in Rancho Val Vista offers a good balance of updates and original features, making it a solid investment opportunity.

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace carpet with hardwood flooring — hardwood flooring is more durable and adds value
• Both install new kitchen backsplash — backsplash adds visual interest and is a common upgrade

Renovation cost estimate screening

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace carpet with hardwood flooring — hardwood flooring is more durable and adds value ↑
• Both install new kitchen backsplash — backsplash adds visual interest and is a common upgrade ↑

ⓘ 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

• 2026-05-14 Listed $145,000 ARMLS