1638 N Sandalwood Dr · Casa Grande, AZ 85122

$145,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 64 Days on market

Built 1983 7,774 sqft lot Est $192k · 25% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.0/10.0
• 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

Investor special with strong potential! Situated on a desirable corner lot, this 2-bedroom, 2-bath mobile home offers a functional layout and solid bones ready for your vision. Features include wood-look flooring, ample natural light, and a spacious living area. The kitchen provides good cabinet storage and existing appliances, making it a great starting point for upgrades. The primary suite includes a private bath and generous closet space. Enjoy added value with a screened-in patio and covered carport parking. Conveniently located near shopping and golf. Property is being sold as-is, presenting an excellent opportunity for investors, flippers, or buyers looking to add value.

Key facts

• Wood-look flooring
• Spacious living area
• Private bath

Tags

• CORNER LOT
• WOOD-LOOK FLOORING
• SPACIOUS LIVING AREA
• GOOD CABINET STORAGE
• PRIVATE BATH
• GENEROUS CLOSET SPACE

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: 2 open parking spaces; 1 covered space; RV gate; 1 carport space
• Utilities: Public sewer; Private water company
• Home design: Manufactured/mobile home; Fee simple ownership; Fixer condition; Asphalt road access
• Construction: Wood and vertical siding; Steel frame; Painted exterior; Composition roof
• Exterior features: Storage; Chain link fencing; Gravel/stone front and back; Corner lot; City-maintained road

Interior

• Kitchen: Kitchen island; Laminate counters; Refrigerator; Eat-in kitchen
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air; Ceiling fans
• Interior features: High speed internet; Eat-in kitchen; Kitchen island; Full bath in primary bedroom; Laminate counters; Refrigerator
• Laundry & utility: Washer/dryer hookups only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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+, 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: 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); 628 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $145k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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: 1.10% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.91%
• DSCR: 1.53
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $192,192
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1093 W Barrington Ln	0.09mi	2/2.0	1,249 (+0%)	15mo	$142,000	$114	84
1078 W Barrington Ln	0.06mi	2/2.0	1,249 (+0%)	23mo	$173,000	$139	78
1637 N Sandalwood Dr	0.03mi	3/2.0 (+1)	1,345 (+8%)	6mo	$198,500	$148	76
1837 N Thornton Rd #77	0.41mi	2/2.0	1,300 (+4%)	5mo	$199,900	$154	70
1629 N Sandalwood Dr	0.04mi	2/2.0	1,152 (-8%)	20mo	$210,000	$182	69
1097 W Rex Hancock St	0.10mi	2/2.0	1,345 (+8%)	18mo	$220,000	$164	68
1852 N Ridge Way	0.71mi	2/2.0	1,405 (+13%)	17mo	$265,000	$189	32

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $4,719
• Equity at exit: $21,620

10-year hold

• IRR: 13.8%
• Equity multiple: 2.18×
• Total profit: $47,991
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$760
• Tax from tax record: −$40 /mo · $480/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $403

Break-even live

Break-even rent $1,090

Max offer price $145,000

Occupancy floor 70%

Sensitivity live

Price	-10% $485	-5% $444	+0% $403	+5% $362	+10% $321
Rent	-10% $277	-5% $340	+0% $403	+5% $466	+10% $529
Rate	-1.0pp $476	-0.5pp $440	base $403	+0.5pp $365	+1.0pp $327

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1113 W Corinthian Cir Casa Grande, AZ	3.0	2.0	981	$1,395	$1.42	15d	1	0.14mi
767 W Barrus Dr Casa Grande, AZ	3.0	2.0	1463	$1,695	$1.16	24d	1	0.72mi
803 W Jardin Dr Casa Grande, AZ	3.0	2.0	1491	$1,725	$1.16	5d	1	0.94mi
541 W Melrose Dr Casa Grande, AZ	3.0	2.0	1101	$1,600	$1.45	24d	1	1.04mi
1361 W Lily Pl Casa Grande, AZ	3.0	2.0	1120	$1,800	$1.61	24d	1	1.11mi
645 W Jardin Dr Casa Grande, AZ	3.0	2.0	1309	$1,650	$1.26	24d	1	1.15mi
776 W Fairlane Ct Casa Grande, AZ	3.0	2.0	1489	$3,200	$2.15	24d	1	1.15mi
701 W 12th St Unit F Casa Grande, AZ	2.0	1.0	745	$1,500	$2.01	24d	1	1.15mi
290 W Viola St Unit 4 Casa Grande, AZ	2.0	1.0	800	$1,250	$1.56	15d	1	1.32mi
416 W 9th St Unit 1 Casa Grande, AZ	2.0	1.0	725	$1,200	$1.66	13d	1	1.49mi

Listing history 11 events

1. 2026-06-13
   statusdays on market $145,000 Pending 64 DOM
2. 2026-06-09
   days on market $145,000 Active 63 DOM
3. 2026-06-08
   days on market $145,000 Active 62 DOM
4. 2026-06-07
   pricedays on market $145,000 Active 61 DOM
5. 2026-06-04
   status $149,900 Active 58 DOM
6. 2026-05-14
   price $149,900
7. 2026-04-30
   price $155,000
8. 2026-04-14
   price $157,000
9. 2026-04-01
   listed $160,000 Active
10. 1997-04-25
    soldstatus $50,000
11. 1994-04-12
    soldstatus $47,000

ⓘ 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: $480 · $40/mo
• Projected year-2 tax: $957 · $80/mo
• Expected delta: +$477/yr (+$40/mo · 99.2%)

ⓘ 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 6 d/yr ≥113°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,196
• − Mortgage interest: −$8,122
• − Property taxes: −$480
• − Insurance: −$725
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,218
• Taxable income: $2,579
• Est. tax owed @ 24.0%: −$619
• After-tax cash flow: $4,216/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

+218.9% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $149,900 ARMLS
• 2026-04-30 Price Changed $155,000 ARMLS
• 2026-04-14 Price Changed $157,000 ARMLS
• 2026-04-01 Listed $160,000 ARMLS
• 1997-04-25 Sold (Public Records) $50,000 Public Records
• 1994-04-12 Sold (Public Records) $47,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $480 · +6.9% YoY. Source: county tax records.