2263 N Trekell Rd #90 · Casa Grande, AZ 85122

$148,000

2 bd · 2.0 ba · 1,658 sqft · Manufactured · 69 Days on market

Built 2010 7,500 sqft lot ↓ 17% since listing

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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 +25.3/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Rent growth +3.7/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Best value and Best park in Casa Grande! Enjoy Rancho Val Vista, a clean, safe, modern 55+ neighborhood in Casa Grande! This newer, move-in ready fully furnished home is awaiting you, upgraded. 2 patios, including one with a firepit, Carport parking for 2 cars. New roof, new windows on the south side, newer hot water heater and water softener. Kitchen includes a new dishwasher, new garbage disposal and reverse osmosis for delicious drinking and cooking water. Primary Bath includes double sinks and a walk-in shower. All appliances included. Rancho Val Vista is a gated 55+ neighborhood, Pool Clubhouse, Activities, Pickleball, even a Bowling Alley! Priced well to sell now-Park fee is $593 per

Key facts

• Gated neighborhood
• Firepit
• 2 patios

Tags

• GATED NEIGHBORHOOD
• 2 PATIOS
• FIREPIT
• NEW ROOF
• NEW WINDOWS
• NEWER HOT WATER HEATER

Property features AI

Finance

• Financial info: Current financing is non-assumable
• HOA & community: Land lease: $593 monthly; No association fees included; Community amenities include pool, pickleball courts, community spa (heated), biking/walking paths, and fitness center

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: Private water company service; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood siding and wood frame construction; Painted exterior; Composition roof
• Exterior features: Heated private spa; Partial wrought-iron fencing; East/West exposure; Sprinklers in rear; Gravel/stone front and back; Automatic water timers front and back; Irrigation in front; Asphalt road; privately maintained

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Garbage disposal; Non-laminate counters
• Bedrooms: Up to 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: High-speed internet access; Eat-in kitchen; Furnished (see remarks); Vaulted ceilings; Kitchen island; Pantry; Solar screens on windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $148k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $139k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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); 628 active listings in the ZIP; 18 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 30% 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 3 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

• 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 $139,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.16% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $97,822
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2263 N Trekell Rd #90	0.00mi	2/2.0	1,658 (0%)	0mo	$145,000	$87	100
2263 N Trekell Rd #158	0.00mi	2/2.0	1,624 (-2%)	3mo	$195,000	$120	94
2263 N Trekell Rd #60	0.00mi	3/1.0 (+1)	1,680 (+1%)	4mo	$238,370	$142	85
2100 N Trekell Rd #336	0.32mi	2/2.0	1,652 (-0%)	3mo	$69,000	$42	82
2263 N Trekell Rd #67	0.00mi	2/2.0	1,472 (-11%)	1mo	$187,500	$127	80
2100 N Trekell Rd	0.32mi	2/2.0	1,560 (-6%)	2mo	$32,900	$21	73
2100 N Trekell Rd #36	0.32mi	3/2.0 (+1)	1,680 (+1%)	8mo	$150,000	$89	71
2100 N Trekell Rd #131	0.32mi	3/2.0 (+1)	1,600 (-4%)	4mo	$92,000	$58	70
2100 N Trekell Rd #254	0.32mi	3/2.0 (+1)	1,560 (-6%)	2mo	$92,500	$59	68
2100 N Trekell Rd #239	0.32mi	3/2.0 (+1)	1,568 (-5%)	4mo	$75,900	$48	68
2100 N Trekell Rd #226	0.32mi	2/1.0	1,456 (-12%)	3mo	$37,000	$25	58
2100 N Trekell Rd #143	0.32mi	3/1.5 (+1)	1,456 (-12%)	1mo	$65,000	$45	56

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $398
• Equity at exit: $22,067

10-year hold

• IRR: 11.5%
• Equity multiple: 1.97×
• Total profit: $40,129
• Equity at exit: $12,796

Cash invested: $41,440 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$776
• Tax est. 1.5%: −$185 /mo · $2,220/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $338

Break-even live

Break-even rent $1,295

Max offer price $148,000

Occupancy floor 75%

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	24d	1	0.31mi
700 E Rodeo Rd Casa Grande, AZ	2.0	1.0–2.0	828	$1,436	$1.73	3d	25	0.58mi
1201 E Barcelona Ave Casa Grande, AZ	3.0	2.0	1803	$1,900	$1.05	24d	1	0.64mi
1936 N Trekell Rd Casa Grande, AZ	1.0–4.0	1.0–2.0	1033	$1,492	$1.44	2d	29	0.69mi
1926 N Avenida de Palmas Casa Grande, AZ	2.0	2.0	1106	$1,199	$1.08	22d	3	0.77mi
2094 N Sweetwater Dr Casa Grande, AZ	3.0	2.0	1266	$1,700	$1.34	24d	1	1.10mi
1775 N Terrace Cir Casa Grande, AZ	3.0	2.0	1628	$1,699	$1.04	15d	1	1.11mi
1858 N Center Ave Casa Grande, AZ	2.0	2.0	1146	$1,500	$1.31	24d	1	1.15mi
520 W Casa Mirage Ct Casa Grande, AZ	3.0	2.0	1536	$1,600	$1.04	4d	1	1.24mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,295	$1.13	3d	12	1.25mi
2575 N Lupita Pl Casa Grande, AZ	3.0	2.0	1630	$1,595	$0.98	24d	1	1.27mi
2569 N Agave Ln Casa Grande, AZ	3.0	2.0	1580	$1,750	$1.11	24d	1	1.42mi
1547 E Inouye Dr Casa Grande, AZ	3.0	2.0	1571	$3,500	$2.23	24d	1	1.43mi
2710 N Mulberry Pl Casa Grande, AZ	3.0	2.0	1631	$2,100	$1.29	4d	1	1.45mi
1552 E Inouye Dr Casa Grande, AZ	3.0	2.0	1560	$1,699	$1.09	15d	1	1.46mi
1552 E Inouye Dr Casa Grande, AZ	3.0	2.0	1571	$1,699	$1.08	11d	1	1.46mi
645 W Jardin Dr Casa Grande, AZ	3.0	2.0	1309	$1,650	$1.26	24d	1	1.47mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,165	$1.99	1d	1	1.48mi

Listing history 13 events

1. 2026-05-14
   status Pending
2. 2026-04-30
   historical Under Contract Accepting Backups
3. 2026-04-15
   price $148,000
4. 2026-03-06
   listed $149,000 Active
5. 2026-01-27
   price $149,000
6. 2026-01-04
   price $155,000
7. 2025-12-14
   status Active
8. 2025-12-07
   status Pending
9. 2025-12-07
   historical
10. 2025-12-03
    price $159,000
11. 2025-10-30
    price $165,000
12. 2025-10-12
    price $169,000
13. 2025-08-26
    listed $179,000 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: $20,673
• − Mortgage interest: −$8,290
• − Property taxes: −$2,220
• − Insurance: −$740
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$4,305
• Taxable income: $1,809
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $3,624/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

-17.3% since first listed

13 events — show timeline

• 2026-05-14 Pending — ARMLS
• 2026-04-30 Contingent — ARMLS
• 2026-04-15 Price Changed $148,000 ARMLS
• 2026-03-06 Listed $149,000 ARMLS
• 2026-01-27 Price Changed $149,000 ARMLS
• 2026-01-04 Price Changed $155,000 ARMLS
• 2025-12-14 Relisted — ARMLS
• 2025-12-07 Pending — ARMLS
• 2025-12-07 Listing Removed — ARMLS
• 2025-12-03 Price Changed $159,000 ARMLS
• 2025-10-30 Price Changed $165,000 ARMLS
• 2025-10-12 Price Changed $169,000 ARMLS
• 2025-08-26 Listed $179,000 ARMLS