1487 W Horseshoe Bend Dr #89 · Camp Verde, AZ 86322

$185,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 274 Days on market

Manufactured home 55+ age-restricted Built 2007 Good condition $118/sqft · 45% below area Est $339k · 45% under ↓ 14% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Livability +3.3/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Manufactured-home adj. -3.8

Listing remarks MLS

Original owner pride shines throughout this wonderfully maintained 2007 Redmond manufactured home, located in The Willows—a desirable 55+ leased-land community. Offering 1,568 sq. ft. of comfortable living space, this home features 3 bedrooms and 2 full bathrooms in a bright, open floor plan. The spacious primary suite includes a walk-in closet, dual vanity sinks, a separate soaking tub, and a new step-in shower (installed just 4 months ago) complete with a sitting bench. Vaulted ceilings and newer windows with Levolor blinds fill the home with natural light, enhancing the warm and inviting atmosphere. Enjoy both casual and formal dining options with a breakfast bar and dedicated dining space. Please See Continued.... Continued.... The convenient laundry area connects to the kitchen, guest bath, and back entrance for easy access. Relax on the front porch while taking in views of mature Mesquite trees and the open space adjoining the community clubhouse. Additional features include an attached 2-car tandem carport and a 12' x 12' storage shed, offering plenty of room for tools, projects, or extra belongings. Behind the shed, facing south, a private patio provides a cozy space with a touch of mountain views. The Willows subdivision has a clubhouse, larger outside area including a tennis court, (sometimes used for pickleball), sitting areas, mature Mesquite Trees and walking paths. Buyer to obtain park pre-approval during inspection period.

Key facts

• New step-in shower
• Walk-in closet
• Dual vanity sinks

Tags

• WALK-IN CLOSET
• DUAL VANITY SINKS
• SEPARATE SOAKING TUB
• NEW STEP-IN SHOWER
• BREAKFAST BAR
• DEDICATED DINING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (25.1% below list).
• Recommended offer: $139k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.7% in Camp Verde — 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 66/100 on livability (#77 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A, crime A-; Watch: amenities F, commute F, employment D-.
• Camp Verde Unified District (4470) (rural): math 20% / reading 25% proficiency, ranked #176 of 249 in AZ (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Camp Verde Elementary School (math 24% / reading 31%, grade F, #592 of 1,109 statewide, top 54%, 679 students, 61% FRL); Camp Verde Middle School (math 21% / reading 27%, grade F, #109 of 218 statewide, top 51%, 365 students, 60% FRL); Camp Verde High School (math 8% / reading 2%, grade F, #364 of 381 statewide, top 100%, 488 students, 45% FRL).
• Market conditions: 178 active listings in the ZIP; 2,062 units permitted in Yavapai County in 2024 (98 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 $6k of value loss. Plan a longer hold.
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,643 (25.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 274 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.24%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $339,236
• List price: $185,000
• Delta: -45.47%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1487 W Horseshoe Bend Dr #95	0.05mi	3/2.0	1,568 (0%)	15mo	$160,000	$102	86
1487 W Horseshoe Bend Dr #40	0.05mi	3/—	1,496 (-5%)	14mo	$90,000	$60	78
1487 W Horseshoe Bend Drive Dr #8	0.05mi	2/2.0 (-1)	1,440 (-8%)	20mo	$90,000	$63	63
2034 N Rustler Trl	0.49mi	3/2.0	1,449 (-8%)	9mo	$400,000	$276	57
1550 W Horseshoe Bend Dr	0.61mi	3/2.0	1,441 (-8%)	3mo	$170,000	$118	56
2606 Rainbow Dr	0.71mi	3/2.0	1,560 (-0%)	22mo	$372,000	$238	48
1720 W Horseshoe Bend Dr	0.60mi	4/2.0 (+1)	1,458 (-7%)	14mo	$360,400	$247	44
2605 W Rainbow Dr	0.75mi	3/2.0	1,377 (-12%)	1mo	$409,000	$297	44

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: -23.4%
• Equity multiple: 0.20×
• Total profit: $-41,626
• Equity at exit: $27,584

10-year hold

• IRR: -18.2%
• Equity multiple: 0.01×
• Total profit: $-51,188
• Equity at exit: $15,995

Cash invested: $51,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 1 under contract
• Months of supply: 10.5 mo (10%/mo absorbed)
• Median asking: $300,000 ($218/sqft)
• Median days on market: 46 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: -0.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86322

• Home prices YoY: -8.6%
• Active inventory: 178
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,386 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-183

Break-even live

Break-even rent $1,618

Max offer price $158,489

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-119	+0% $-183	+5% $-247	+10% $-311
Rent	-10% $-293	-5% $-238	+0% $-183	+5% $-128	+10% $-74
Rate	-1.0pp $-90	-0.5pp $-136	base $-183	+0.5pp $-231	+1.0pp $-280

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: $46,250
• Closing costs: $5,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $185,000 Active 274 DOM
2. 2026-08-07
   days on market $185,000 Active 273 DOM
3. 2026-08-06
   days on market $185,000 Active 272 DOM
4. 2026-08-05
   days on market $185,000 Active 271 DOM
5. 2026-08-04
   days on market $185,000 Active 270 DOM
6. 2026-08-03
   days on market $185,000 Active 269 DOM
7. 2026-07-31
   statusdays on market $185,000 Active 266 DOM
8. 2026-07-30
   days on market $185,000 Contract Contingent on Buyer Sale 265 DOM
9. 2026-07-29
   days on market $185,000 Contract Contingent on Buyer Sale 264 DOM
10. 2026-07-27
    days on market $185,000 Contract Contingent on Buyer Sale 262 DOM
11. 2026-07-25
    days on market $185,000 Contract Contingent on Buyer Sale 260 DOM
12. 2026-07-24
    days on market $185,000 Contract Contingent on Buyer Sale 259 DOM
13. 2026-07-23
    days on market $185,000 Contract Contingent on Buyer Sale 258 DOM
14. 2026-07-22
    days on market $185,000 Contract Contingent on Buyer Sale 257 DOM
15. 2026-07-21
    days on market $185,000 Contract Contingent on Buyer Sale 256 DOM
16. 2026-07-18
    days on market $185,000 Contract Contingent on Buyer Sale 253 DOM
17. 2026-07-16
    days on market $185,000 Contract Contingent on Buyer Sale 251 DOM
18. 2026-07-16
    days on market $185,000 Contract Contingent on Buyer Sale 250 DOM
19. 2026-07-14
    days on market $185,000 Contract Contingent on Buyer Sale 249 DOM
20. 2026-07-13
    days on market $185,000 Contract Contingent on Buyer Sale 248 DOM
21. 2026-07-12
    days on market $185,000 Contract Contingent on Buyer Sale 247 DOM
22. 2026-07-11
    statusdays on market $185,000 Contract Contingent on Buyer Sale 246 DOM
23. 2026-07-10
    days on market $185,000 Active 245 DOM
24. 2026-07-09
    days on market $185,000 Active 244 DOM
25. 2026-07-08
    days on market $185,000 Active 243 DOM
26. 2026-07-07
    days on market $185,000 Active 242 DOM
27. 2026-07-06
    days on market $185,000 Active 241 DOM
28. 2026-07-05
    days on market $185,000 Active 240 DOM
29. 2026-07-04
    days on market $185,000 Active 239 DOM
30. 2026-07-03
    days on market $185,000 Active 238 DOM
31. 2026-07-02
    days on market $185,000 Active 237 DOM
32. 2026-07-01
    price $185,000 Active 236 DOM
33. 2026-07-01
    days on market $189,000 Active 236 DOM
34. 2026-06-30
    days on market $189,000 Active 235 DOM
35. 2026-06-29
    days on market $189,000 Active 234 DOM
36. 2026-06-28
    days on market $189,000 Active 233 DOM
37. 2026-06-28
    days on market $189,000 Active 232 DOM
38. 2026-06-27
    days on market $189,000 Active 231 DOM
39. 2026-06-25
    days on market $189,000 Active 229 DOM
40. 2026-06-23
    days on market $189,000 Active 227 DOM
41. 2026-06-21
    days on market $189,000 Active 226 DOM
42. 2026-06-18
    days on market $189,000 Active 223 DOM
43. 2026-06-17
    days on market $189,000 Active 222 DOM
44. 2026-06-16
    days on market $189,000 Active 221 DOM
45. 2026-06-15
    days on market $189,000 Active 220 DOM
46. 2026-06-14
    days on market $189,000 Active 218 DOM
47. 2026-06-13
    days on market $189,000 Active 217 DOM
48. 2026-06-10
    days on market $189,000 Active 215 DOM
49. 2026-06-09
    days on market $189,000 Active 214 DOM
50. 2026-06-08
    days on market $189,000 Active 213 DOM

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 18 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: $16,637
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$5,382
• Taxable loss: −$5,469
• Est. tax savings @ 24.0%: +$1,313
• After-tax cash flow: $-886/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,840–$23,520 screening

This well-maintained 2007 Redmond manufactured home in The Willows community is move-in ready with good condition and minimal repairs needed.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal ↑
• Both Replace window treatments — Improves both resale and rental value ↑
• Resale Install new flooring in kitchen — Modernizes the space and adds value ↑
• Resale Update kitchen cabinets — Modernizes the space and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 19/100

Zoned Schools

Elementary Camp Verde Elementary School F AZ #592/1,109 Nat'l #28,299/41,679 Middle Camp Verde Middle School F AZ #109/218 Nat'l #10,795/14,009 High Camp Verde High School F AZ #364/381 Nat'l #16,861/17,239

Schools (NCES district)

• District: Camp Verde Unified District (4470)
• NCES district ID: 0401600
• Math proficiency: 20% ▼ -6.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $39,042
• Composite: 18.92/100
• National rank: #8856
• State rank: #176 of 249 in AZ

C Composite livability gradescore 66/100

Livability — Camp Verde

• Score: 66/100
• State rank: #77
• US rank: #12185

Category grades

Amenities F Commute F Cost of living A Crime A- Employment D- Housing A Health & safety B User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camp Verde, AZ
• County: Yavapai County · 241,389 people
• City population: 13,020
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 13,020
• Household income: $69,411
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 17% of renters

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Population outlook (Yavapai County) Hauer SSP2

• Today (2025): 241,389 people
• By 2030: 249,523 · +3.4%
• By 2040: 259,966 · +7.7%
• By 2050: 264,736 · +9.7%
• By 2075: 269,334 · +11.6%
• By 2100: 256,505 · +6.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 16% Native American 9% Two or more races 6%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 4% Serbian 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10%

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Political lean MEDSL · Yavapai

• 2024 margin: Solid R (+33.9) · D 32.6% · R 66.5%
• 2008→2024 swing: -9.5pp toward R · 2008: -24.4pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+29.3 2016: R+31.4 2012: R+30.7 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.38%
• Current HPI: 419.2107
• Rent YoY: —
• Metro: Prescott Valley-Prescott, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

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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

-14.1% since first listed

3 events — show timeline

• 2026-03-16 Price Changed $189,000 ARMLS
• 2026-02-09 Price Changed $195,000 ARMLS
• 2025-11-07 Listed $220,000 ARMLS