1008 N Menze St · Casa Grande, AZ 85122

$225,000

3 bd · 2.0 ba · 1,533 sqft · SingleFamily public records · 27 Days on market

Built 1975 7,126 sqft lot Est $277k · 19% under ↓ 13% 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 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 MLS

Welcome home! This charming, block constructed home is centrally located and in a cul-de-sac and also has no HOA! OWNED Solar system for energy efficiency. Inside you'll find a large living area leading to the kitchen, dining and family room. The family room has a wood-burning fireplace to provide winter ambiance. Large back yard with fencing. This home has had many recent updates including new exterior paint in 2019, New heat pump in 2021, new water heater in 2021, water softener installed in 2021, Gravel in front and back yard in 2019. Move on in and just make this home yours!

Key facts

• New heat pump
• Recent updates
• New water heater

Tags

• OWNED SOLAR SYSTEM
• WOOD-BURNING FIREPLACE
• FULLY FENCED BACKYARD
• RECENT UPDATES
• NEW HEAT PUMP
• NEW WATER HEATER

Property features AI

Finance

• Financial info: Current financing: Other
• HOA & community: No HOA fees

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2-car carport
• Utilities: Public sewer; Private water company
• Home design: Single-family residence; Fee simple ownership
• Construction: Painted block construction; Composition roof
• Exterior features: Chain link fencing; Cul-de-sac lot; Gravel/stone front and back yard

Interior

• Kitchen: Refrigerator; Dishwasher; Laminate counters; Pantry; Eat-in kitchen
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air
• Interior features: Eat-in kitchen; Pantry; 3/4 bath in primary bedroom; Laminate counters; Solar panels; Fireplace in family room
• Laundry & utility: Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $139 ($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 $186k (17.4% below list).
• Recommended offer: $186k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Evergreen Elementary School (math 13% / reading 18%, grade F, #864 of 1,109 statewide, top 78%, 51 students, 82% 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 33% 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $185,801 (17.4% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.83% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $277,473
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1445 E 10th Pl	0.47mi	3/2.0	1,604 (+5%)	0mo	$290,000	$181	70
1298 E Brenda Dr	0.37mi	3/2.0	1,412 (-8%)	3mo	$303,000	$215	68
1262 E Crown Cir	0.16mi	3/2.0	1,308 (-15%)	3mo	$255,000	$195	66
1156 E 12th St	0.24mi	3/1.5	1,705 (+11%)	4mo	$224,500	$132	65
1116 E 11th St E	0.35mi	4/2.0 (+1)	1,669 (+9%)	1mo	$265,000	$159	63
1456 E Holiday Dr	0.65mi	3/2.0	1,604 (+5%)	1mo	$270,000	$168	61
1258 E Manor Dr	0.41mi	3/2.0	1,353 (-12%)	1mo	$275,000	$203	60
1580 N Himosa Dr	0.64mi	3/2.0	1,600 (+4%)	4mo	$435,000	$272	60
1180 E Brenda Dr	0.42mi	3/2.0	1,736 (+13%)	1mo	$225,000	$130	57
1443 N Agave St	0.69mi	2/2.0 (-1)	1,655 (+8%)	4mo	$228,000	$138	47
1237 E Paul Dr	0.73mi	4/2.0 (+1)	1,690 (+10%)	1mo	$320,000	$189	43
1461 N Agave St	0.71mi	2/2.0 (-1)	1,738 (+13%)	4mo	$290,000	$167	36

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-24,665
• Equity at exit: $33,548

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $2,371
• Equity at exit: $19,454

Cash invested: $63,000 (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: $1,858 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$55 /mo · $659/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $139

Break-even live

Break-even rent $1,682

Max offer price $225,000

Occupancy floor 88%

Sensitivity live

Price	-10% $267	-5% $203	+0% $139	+5% $76	+10% $12
Rent	-10% $-8	-5% $66	+0% $139	+5% $213	+10% $286
Rate	-1.0pp $253	-0.5pp $196	base $139	+0.5pp $81	+1.0pp $22

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 N Menze St Casa Grande, AZ	4.0	2.0	1539	$1,580	$1.03	7d	1	0.02mi
1025 N Menze St Casa Grande, AZ	3.0	1.5	1301	$1,695	$1.30	14d	1	0.05mi
928 N Pueblo Dr Casa Grande, AZ	3.0	2.0	1300	$1,550	$1.19	26d	1	0.14mi
846 N Pueblo Dr #138 Casa Grande, AZ	3.0	2.0	1324	$1,700	$1.28	16d	1	0.19mi
1131 E Trinity Pl Casa Grande, AZ	4.0	2.5	1600	$1,650	$1.03	26d	1	0.31mi
1437 E 12th St Casa Grande, AZ	3.0	2.5	1963	$1,900	$0.97	26d	1	0.47mi
1467 E 12th St Casa Grande, AZ	3.0	2.0	1604	$1,725	$1.08	26d	1	0.53mi
919 N Gilbert Ave Casa Grande, AZ	3.0	2.0	1630	$1,850	$1.13	0d	1	0.56mi
344 N Pottebaum Rd Casa Grande, AZ	2.0–3.0	2.0	1162	$1,519	$1.31	0d	4	0.68mi
1100 N Brown Ave Casa Grande, AZ	3.0	2.0	1609	$1,950	$1.21	0d	1	0.71mi
920 E 4th St Casa Grande, AZ	3.0	2.0	1073	$1,295	$1.21	5d	1	0.77mi
351 N Peart Rd Casa Grande, AZ	1.0–3.0	1.0–2.0	962	$1,687	$1.75	0d	12	0.79mi
1620 N Trekell Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,640	$2.42	0d	1	0.86mi
1013 E Doan St Casa Grande, AZ	4.0	2.0	1120	$1,700	$1.52	26d	1	0.96mi
1715 N Peart Rd Casa Grande, AZ	2.0–4.0	1.0–2.0	1221	$1,710	$1.40	0d	43	1.05mi
801 E 2nd St Casa Grande, AZ	3.0	2.0	1200	$1,650	$1.38	26d	1	1.05mi
1161 E O'Neil Dr Casa Grande, AZ	2.0–4.0	2.0	1144	$1,498	$1.31	0d	13	1.07mi
75 S Trekell Rd Casa Grande, AZ	2.0–3.0	2.0	1035	$1,750	$1.69	0d	18	1.08mi
1565 N Wildflower Dr Casa Grande, AZ	1.0–3.0	1.0–2.0	998	$1,550	$1.55	0d	8	1.10mi
1646 E Melissa St Casa Grande, AZ	3.0	2.0	1675	$1,675	$1.00	23d	1	1.12mi
1642 N Cameron St Casa Grande, AZ	3.0	2.5	1577	$3,250	$2.06	26d	1	1.15mi
1640 N Cameron St Unit 1640 Casa Grande, AZ	3.0	2.5	1577	$3,250	$2.06	26d	1	1.15mi
1640 N Cameron St Casa Grande, AZ	3.0	2.0	1577	$3,250	$2.06	25d	1	1.15mi
1640 N Cameron St Casa Grande, AZ	3.0	2.0	1577	$3,250	$2.06	23d	1	1.15mi
18 S Boniface Ln Casa Grande, AZ	3.0–4.0	2.0	1404	$1,797	$1.28	0d	1	1.17mi
1153 E Gabrilla Dr Casa Grande, AZ	4.0	2.0	1689	$1,795	$1.06	21d	1	1.20mi
122 S Siena Ln Casa Grande, AZ	4.0	3.0	1878	$2,240	$1.19	5d	1	1.22mi
1566 E Fletcher Dr Casa Grande, AZ	3.0	2.0	1441	$1,875	$1.30	22d	1	1.23mi
1567 E Fletcher Dr Casa Grande, AZ	4.0	2.0	1589	$1,695	$1.07	19d	1	1.25mi
1762 E Sycamore Rd Casa Grande, AZ	3.0	2.0	1273	$3,500	$2.75	26d	1	1.26mi
1775 N Terrace Cir Casa Grande, AZ	3.0	2.0	1628	$1,699	$1.04	16d	1	1.27mi
1251 E Jahns Dr Casa Grande, AZ	4.0	2.0	1810	$1,995	$1.10	0d	1	1.29mi
1256 E Jahns Dr Casa Grande, AZ	4.0	3.0	2094	$2,199	$1.05	7d	1	1.32mi
1666 E Lee Dr Casa Grande, AZ	3.0	3.0	1878	$2,900	$1.54	20d	1	1.32mi
1355 W Earley Rd Casa Grande, AZ	3.0–4.0	2.0	1242	$1,633	$1.31	0d	108	1.34mi
1575 E Lardner Dr Casa Grande, AZ	4.0	2.0	1823	$2,190	$1.20	4d	1	1.35mi
1821 E Florence Blvd Casa Grande, AZ	1.0–3.0	1.0–2.0	1091	$2,640	$2.42	0d	1	1.46mi
422 N Via Del Cielo Rd Casa Grande, AZ	1.0–3.0	1.0–2.5	1090	$2,635	$2.42	7d	30	1.49mi

Listing history 23 events

1. 2026-06-21
   days on market $225,000 Active 27 DOM
2. 2026-06-18
   days on market $225,000 Active 24 DOM
3. 2026-06-18
   price $225,000 Active 23 DOM
4. 2026-06-17
   days on market $239,000 Active 23 DOM
5. 2026-06-16
   days on market $239,000 Active 22 DOM
6. 2026-06-15
   days on market $239,000 Active 21 DOM
7. 2026-06-13
   days on market $239,000 Active 19 DOM
8. 2026-06-13
   days on market $239,000 Active 18 DOM
9. 2026-06-09
   days on market $239,000 Active 15 DOM
10. 2026-06-08
    days on market $239,000 Active 14 DOM
11. 2026-06-07
    days on market $239,000 Active 13 DOM
12. 2026-06-04
    days on market $239,000 Active 10 DOM
13. 2026-06-03
    days on market $239,000 Active 9 DOM
14. 2026-06-02
    days on market $239,000 Active 8 DOM
15. 2026-06-01
    days on market $239,000 Active 7 DOM
16. 2026-05-31
    days on market $239,000 Active 6 DOM
17. 2026-05-25
    listed $239,000 Active
18. 2023-08-07
    soldstatus $260,000 Closed 585-char remark

    Show marketing remark (585 chars)

    Welcome home! This charming, block constructed home is centrally located and in a cul-de-sac and also has no HOA! OWNED Solar system for energy efficiency. Inside you'll find a large living area leading to the kitchen, dining and family room. The family room has a wood-burning fireplace to provide winter ambiance. Large back yard with fencing. This home has had many recent updates including new exterior paint in 2019, New heat pump in 2021, new water heater in 2021, water softener installed in 2021, Gravel in front and back yard in 2019. Move on in and just make this home yours!

19. 2023-08-07
    soldstatus $260,000

    Show marketing remark (585 chars)

    Welcome home! This charming, block constructed home is centrally located and in a cul-de-sac and also has no HOA! OWNED Solar system for energy efficiency. Inside you'll find a large living area leading to the kitchen, dining and family room. The family room has a wood-burning fireplace to provide winter ambiance. Large back yard with fencing. This home has had many recent updates including new exterior paint in 2019, New heat pump in 2021, new water heater in 2021, water softener installed in 2021, Gravel in front and back yard in 2019. Move on in and just make this home yours!

20. 2023-07-20
    historical Under Contract Accepting Backups 585-char remark

    Show marketing remark (585 chars)

    Welcome home! This charming, block constructed home is centrally located and in a cul-de-sac and also has no HOA! OWNED Solar system for energy efficiency. Inside you'll find a large living area leading to the kitchen, dining and family room. The family room has a wood-burning fireplace to provide winter ambiance. Large back yard with fencing. This home has had many recent updates including new exterior paint in 2019, New heat pump in 2021, new water heater in 2021, water softener installed in 2021, Gravel in front and back yard in 2019. Move on in and just make this home yours!

21. 2023-06-25
    price $260,000 585-char remark

    Show marketing remark (585 chars)

    Welcome home! This charming, block constructed home is centrally located and in a cul-de-sac and also has no HOA! OWNED Solar system for energy efficiency. Inside you'll find a large living area leading to the kitchen, dining and family room. The family room has a wood-burning fireplace to provide winter ambiance. Large back yard with fencing. This home has had many recent updates including new exterior paint in 2019, New heat pump in 2021, new water heater in 2021, water softener installed in 2021, Gravel in front and back yard in 2019. Move on in and just make this home yours!

22. 2023-05-18
    price $270,000 585-char remark

    Show marketing remark (585 chars)

    Welcome home! This charming, block constructed home is centrally located and in a cul-de-sac and also has no HOA! OWNED Solar system for energy efficiency. Inside you'll find a large living area leading to the kitchen, dining and family room. The family room has a wood-burning fireplace to provide winter ambiance. Large back yard with fencing. This home has had many recent updates including new exterior paint in 2019, New heat pump in 2021, new water heater in 2021, water softener installed in 2021, Gravel in front and back yard in 2019. Move on in and just make this home yours!

23. 2023-04-13
    listed $275,000 Active 585-char remark

    Show marketing remark (585 chars)

    Welcome home! This charming, block constructed home is centrally located and in a cul-de-sac and also has no HOA! OWNED Solar system for energy efficiency. Inside you'll find a large living area leading to the kitchen, dining and family room. The family room has a wood-burning fireplace to provide winter ambiance. Large back yard with fencing. This home has had many recent updates including new exterior paint in 2019, New heat pump in 2021, new water heater in 2021, water softener installed in 2021, Gravel in front and back yard in 2019. Move on in and just make this home yours!

ⓘ 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: $659 · $55/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$826/yr (+$69/mo · 125.2%)

ⓘ 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: $22,296
• − Mortgage interest: −$12,603
• − Property taxes: −$659
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$6,545
• Taxable loss: −$2,204
• Est. tax savings @ 24.0%: +$529
• After-tax cash flow: $2,200/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

-13.1% since first listed

7 events — show timeline

• 2026-05-25 Listed $239,000 ARMLS
• 2023-08-07 Sold (Public Records) $260,000 Public Records
• 2023-08-07 Sold (MLS) $260,000 ARMLS
• 2023-07-20 Contingent — ARMLS
• 2023-06-25 Price Changed $260,000 ARMLS
• 2023-05-18 Price Changed $270,000 ARMLS
• 2023-04-13 Listed $275,000 ARMLS

Property tax history

-2.0%/yr

Latest (2025): $659 · +7.3% YoY. Source: county tax records.