3 bd · 2.0 ba ·
1,533 sqft ·
Built 2024
· Manufactured
· Active
· 172 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$2,279/mo
Mortgage (P&I)
−$1,101
Tax + insurance
−$350
HOA
−$0
Vac / Maint / Mgmt
−$479
Net cashflow
$349/mo
Annual
$4,189/yr
Cap rate
8.29%
Cash-on-cash
7.12%
DSCR
1.32
1% rule
1.09%
Cash to close
$58,800
Investor read
This is a 3-bed/2.0-bath manufactured listed at $210k.
At list price, monthly cash flow is $349 ($4k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($2k rent vs $210k).
It's been on market 172 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Cap rate 8.3% 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.
This rent runs 40% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Questions for listing agent
It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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.
CashFlowRE · CFR-XPGV8J59JBYGJA
· Data 3 weeks agocashflowre.app · 2026-05-29