3245 W Colusa Dr · Eloy, AZ 85131

$65,000

4 bd · 2.0 ba · 1,400 sqft · SingleFamily · 157 Days on market

Built 1996 6,585 sqft lot ↓ 7% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home is situated on large corner lot w/ mature landscaping & chain link fencing around the entire property. Home features a split floor plan, spacious Living room, eat-in kitchen, inside laundry. Enjoy the beautiful desert views, quiet evening walks and great sunsets from this wonderful home!

Key facts

• 6,585 sq ft lot
• Parking
• Built 1996

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: 1 covered parking space; 1 carport space
• Utilities: City water; Septic connected
• Home design: Manufactured/mobile home; Fee simple ownership; Property condition: fixer
• Construction: Wood frame construction; Composition roof; Building area source: owner
• Exterior features: Chain link fencing; Dirt front yard; Dirt backyard

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Up to 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating: see remarks; Cooling: see remarks
• Interior features: Eat-in kitchen; Full bath in primary bedroom
• Laundry & utility: Laundry details: see remarks

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.8% vs local median 1.3% in Eloy — 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 65/100 on livability (#78 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities D-, commute 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: 440 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 37% of the median local income ($57k/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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago 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.
• Current owner paid $18k; list at $65k implies a 261% gain — meaningful room to come down on a strong offer.

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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.70% ✓
• Cap rate: 24.80%
• Cash-on-cash: 66.11%
• DSCR: 3.94
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $254,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3110 W Trona Dr	0.19mi	3/2.0 (-1)	1,438 (+3%)	3mo	$275,000	$191	79
3210 W Vaquero Dr	0.25mi	3/2.0 (-1)	1,334 (-5%)	2mo	$244,000	$183	74
3010 W Colusa Dr	0.22mi	3/2.0 (-1)	1,438 (+3%)	9mo	$256,000	$178	73
3020 W Colusa Dr	0.21mi	3/2.0 (-1)	1,438 (+3%)	10mo	$260,000	$181	73
3145 W Caballero Dr	0.14mi	3/2.0 (-1)	1,438 (+3%)	16mo	$270,000	$188	71
3175 W Trona Dr	0.18mi	3/2.0 (-1)	1,255 (-10%)	7mo	$255,000	$203	64
3215 W Sueno Dr	0.45mi	3/3.0 (-1)	1,438 (+3%)	6mo	$235,000	$163	60
3450 W Romana Dr	0.47mi	3/2.0 (-1)	1,319 (-6%)	5mo	$240,000	$182	59
3240 W Desierto Dr	0.59mi	3/2.0 (-1)	1,438 (+3%)	11mo	$260,000	$181	54
3155 W Encanto Dr	0.62mi	3/2.0 (-1)	1,438 (+3%)	17mo	$272,000	$189	48
3015 W Paraiso Dr	0.55mi	3/2.0 (-1)	1,282 (-8%)	10mo	$227,000	$177	47
3100 W Desierto Dr	0.60mi	4/2.0	1,609 (+15%)	9mo	$241,900	$150	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.3%
• Equity multiple: 3.93×
• Total profit: $53,317
• Equity at exit: $9,692

10-year hold

• IRR: 69.7%
• Equity multiple: 8.07×
• Total profit: $128,605
• Equity at exit: $5,620

Cash invested: $18,200 (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 85131

• Home prices YoY: -25.9%
• Active inventory: 440
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,754 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$15 /mo · $182/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $1,003

Break-even live

Break-even rent $485

Max offer price $65,000

Occupancy floor 38%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3155 W Santan Vista Dr Eloy, AZ	3.0	2.0	1327	$1,500	$1.13	1d	1	0.28mi

Listing history 34 events

1. 2026-06-18
   days on market $65,000 Active 157 DOM
2. 2026-06-17
   days on market $65,000 Active 156 DOM
3. 2026-06-16
   days on market $65,000 Active 155 DOM
4. 2026-06-15
   days on market $65,000 Active 154 DOM
5. 2026-06-13
   days on market $65,000 Active 152 DOM
6. 2026-06-13
   days on market $65,000 Active 151 DOM
7. 2026-06-09
   days on market $65,000 Active 148 DOM
8. 2026-06-08
   days on market $65,000 Active 147 DOM
9. 2026-06-07
   days on market $65,000 Active 146 DOM
10. 2026-06-04
    days on market $65,000 Active 143 DOM
11. 2026-06-03
    days on market $65,000 Active 142 DOM
12. 2026-06-02
    days on market $65,000 Active 141 DOM
13. 2026-06-01
    days on market $65,000 Active 140 DOM
14. 2026-05-31
    days on market $65,000 Active 139 DOM
15. 2026-01-12
    listed $65,000 Active
16. 2025-11-19
    historical
17. 2025-10-09
    price $69,900
18. 2025-09-11
    price $75,000
19. 2025-07-18
    listed $85,000 Active
20. 2015-10-16
    soldstatus $18,000
21. 2012-08-15
    soldstatus $13,150 Closed 297-char remark

    Show marketing remark (297 chars)

    Home is situated on large corner lot w/ mature landscaping & chain link fencing around the entire property. Home features a split floor plan, spacious Living room, eat-in kitchen, inside laundry. Enjoy the beautiful desert views, quiet evening walks and great sunsets from this wonderful home!

22. 2012-08-01
    status Pending 297-char remark

    Show marketing remark (297 chars)

    Home is situated on large corner lot w/ mature landscaping & chain link fencing around the entire property. Home features a split floor plan, spacious Living room, eat-in kitchen, inside laundry. Enjoy the beautiful desert views, quiet evening walks and great sunsets from this wonderful home!

23. 2012-07-27
    historical 297-char remark

    Show marketing remark (297 chars)

    Home is situated on large corner lot w/ mature landscaping & chain link fencing around the entire property. Home features a split floor plan, spacious Living room, eat-in kitchen, inside laundry. Enjoy the beautiful desert views, quiet evening walks and great sunsets from this wonderful home!

24. 2012-07-24
    listed $12,000 Active 297-char remark

    Show marketing remark (297 chars)

    Home is situated on large corner lot w/ mature landscaping & chain link fencing around the entire property. Home features a split floor plan, spacious Living room, eat-in kitchen, inside laundry. Enjoy the beautiful desert views, quiet evening walks and great sunsets from this wonderful home!

25. 2011-09-26
    status Pending
26. 2011-09-23
    listed $1 Active
27. 2007-09-21
    soldstatus $79,000
28. 2007-09-20
    soldstatus $79,000
29. 2007-09-19
    historical
30. 2007-03-15
    listed $75,000
31. 2006-07-13
    historical
32. 2006-06-20
    listed $69,900
33. 2004-10-21
    historical
34. 2004-09-20
    listed $69,900

ⓘ 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: $182 · $15/mo
• Projected year-2 tax: $429 · $36/mo
• Expected delta: +$247/yr (+$21/mo · 135.6%)

ⓘ 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 ≥112°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: $21,051
• − Mortgage interest: −$3,641
• − Property taxes: −$182
• − Insurance: −$325
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$1,891
• Taxable income: $11,644
• Est. tax owed @ 24.0%: −$2,794
• After-tax cash flow: $9,238/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 — Eloy

• Score: 65/100
• State rank: #78
• US rank: #12496

Category grades

Amenities D- 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: Eloy, AZ
• County: Pinal County · 399,947 people
• City population: 18,794
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 18,794
• Household income: $56,576
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 301.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 47% White 36% Two or more races 16% Black 8% Native American 5% Pacific Islander 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Italian 4% Slovak 1% Lithuanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 65% English-only · Spanish 32% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -60.00%
• Current HPI: 171.3217
• Rent YoY: —
• 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

-7.0% since first listed

20 events — show timeline

• 2026-01-12 Listed $65,000 ARMLS
• 2025-11-19 Listing Removed — ARMLS
• 2025-10-09 Price Changed $69,900 ARMLS
• 2025-09-11 Price Changed $75,000 ARMLS
• 2025-07-18 Listed $85,000 ARMLS
• 2015-10-16 Sold (Public Records) $18,000 Public Records
• 2012-08-15 Sold (MLS) $13,150 ARMLS
• 2012-08-01 Pending — ARMLS
• 2012-07-27 Listing Removed — ARMLS
• 2012-07-24 Listed $12,000 ARMLS
• 2011-09-26 Pending — ARMLS
• 2011-09-23 Listed $1 ARMLS
• 2007-09-21 Sold (Public Records) $79,000 Public Records
• 2007-09-20 Sold (MLS) $79,000 ARMLS
• 2007-09-19 Listing Removed — ARMLS
• 2007-03-15 Listed $75,000 ARMLS
• 2006-07-13 Listing Removed — ARMLS
• 2006-06-20 Listed $69,900 ARMLS
• 2004-10-21 Listing Removed — ARMLS
• 2004-09-20 Listed $69,900 ARMLS

Property tax history

-8.2%/yr

Latest (2025): $182 · -71.1% YoY. Source: county tax records.