1487 W Horseshoe Bend Dr #66 · Camp Verde, AZ 86322

$115,000

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 401 Days on market

Manufactured home Built 2014 Good condition $115/sqft · 36% below area Est $179k · 36% under ↓ 4% 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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Manufactured-home adj. -4.7

Listing remarks MLS

Well-maintained 2014 manufactured home featuring 2 bedrooms, 2 baths, open floor plan, and gas plumbed to the home. Move-in ready with pride of ownership throughout.

Key facts

• Open floor plan
• Gas plumbed
• Parking

Tags

• OPEN FLOOR PLAN
• GAS PLUMBED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $114k (0.9% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.9% 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: 230 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $795 of loan paydown is wiped out by about $3k 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 401 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 401 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 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?
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: 0.99% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $179,000
• List price: $115,000
• Delta: -35.75%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1487 W Horseshoe Bend Dr #44	0.06mi	2/2.0	1,056 (+6%)	8mo	$89,000	$84	81
1487 W Horseshoe Bend Dr #43	0.07mi	2/2.0	960 (-4%)	19mo	$115,000	$120	74
1487 W Horseshoe Bend Dr #48	0.06mi	2/2.0	1,040 (+4%)	21mo	$60,000	$58	72
1487 W Horseshoe Bend Dr #59	0.06mi	2/1.0	886 (-11%)	13mo	$84,000	$95	63
1487 W Horseshoe Bend Dr Lot 20	0.07mi	2/2.0	1,144 (+14%)	12mo	$119,900	$105	63
1487 Horseshoe Bend Dr #86	0.10mi	2/1.0	900 (-10%)	19mo	$97,000	$108	59

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-11,881
• Equity at exit: $17,147

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,602
• Equity at exit: $9,943

Cash invested: $32,200 (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 →

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

Active competition Active MLS

• For sale now: 5 active · 3 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $119,500 ($142/sqft)
• Median days on market: 125 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +25.8% above 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: 230
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $106

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 86%

Sensitivity live

Price	-10% $185	-5% $146	+0% $106	+5% $66	+10% $26
Rent	-10% $16	-5% $61	+0% $106	+5% $151	+10% $196
Rate	-1.0pp $164	-0.5pp $135	base $106	+0.5pp $76	+1.0pp $46

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: $28,750
• Closing costs: $3,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1855 N Badger Ln Camp Verde, AZ	2.0	1.0	740	$1,550	$2.09	162d	1	0.46mi

Listing history 50 events

1. 2026-11-08
   days on market $115,000 Active 401 DOM
2. 2026-11-07
   days on market $115,000 Active 400 DOM
3. 2026-11-06
   days on market $115,000 Active 399 DOM
4. 2026-11-05
   days on market $115,000 Active 398 DOM
5. 2026-11-04
   days on market $115,000 Active 397 DOM
6. 2026-11-02
   days on market $115,000 Active 395 DOM
7. 2026-11-01
   days on market $115,000 Active 394 DOM
8. 2026-10-31
   days on market $115,000 Active 393 DOM
9. 2026-10-30
   days on market $115,000 Active 392 DOM
10. 2026-10-29
    days on market $115,000 Active 391 DOM
11. 2026-10-28
    days on market $115,000 Active 390 DOM
12. 2026-10-27
    days on market $115,000 Active 389 DOM
13. 2026-10-26
    days on market $115,000 Active 388 DOM
14. 2026-10-25
    days on market $115,000 Active 387 DOM
15. 2026-10-24
    days on market $115,000 Active 386 DOM
16. 2026-10-23
    days on market $115,000 Active 385 DOM
17. 2026-10-22
    days on market $115,000 Active 384 DOM
18. 2026-10-21
    days on market $115,000 Active 383 DOM
19. 2026-10-20
    days on market $115,000 Active 382 DOM
20. 2026-10-19
    days on market $115,000 Active 381 DOM
21. 2026-10-18
    days on market $115,000 Active 380 DOM
22. 2026-10-17
    days on market $115,000 Active 379 DOM
23. 2026-10-16
    days on market $115,000 Active 378 DOM
24. 2026-10-15
    days on market $115,000 Active 377 DOM
25. 2026-10-14
    days on market $115,000 Active 376 DOM
26. 2026-10-13
    days on market $115,000 Active 375 DOM
27. 2026-10-12
    days on market $115,000 Active 374 DOM
28. 2026-10-11
    days on market $115,000 Active 373 DOM
29. 2026-10-10
    days on market $115,000 Active 372 DOM
30. 2026-10-09
    days on market $115,000 Active 371 DOM
31. 2026-10-08
    days on market $115,000 Active 370 DOM
32. 2026-10-07
    days on market $115,000 Active 369 DOM
33. 2026-10-06
    days on market $115,000 Active 368 DOM
34. 2026-10-05
    days on market $115,000 Active 367 DOM
35. 2026-10-04
    days on market $115,000 Active 366 DOM
36. 2026-10-04
    days on market $115,000 Active 365 DOM
37. 2026-10-02
    days on market $115,000 Active 364 DOM
38. 2026-10-01
    days on market $115,000 Active 363 DOM
39. 2026-09-30
    days on market $115,000 Active 362 DOM
40. 2026-09-29
    days on market $115,000 Active 361 DOM
41. 2026-09-28
    days on market $115,000 Active 360 DOM
42. 2026-09-27
    days on market $115,000 Active 359 DOM
43. 2026-09-26
    days on market $115,000 Active 358 DOM
44. 2026-09-25
    days on market $115,000 Active 357 DOM
45. 2026-09-24
    days on market $115,000 Active 356 DOM
46. 2026-09-24
    days on market $115,000 Active 355 DOM
47. 2026-09-22
    days on market $115,000 Active 354 DOM
48. 2026-09-21
    days on market $115,000 Active 353 DOM
49. 2026-09-20
    days on market $115,000 Active 352 DOM
50. 2026-09-19
    days on market $115,000 Active 351 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 5/10 Major FEMA zone X (unshaded) · 65% 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: $13,679
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$3,345
• Taxable loss: −$597
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $1,413/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 $5,000–$15,000 screening

A well-maintained 2014 manufactured home with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Aesthetic update needed
• Minor Bathtub and shower curtain — Cleanliness improvement needed

Value-add opportunities

• Both Paint freshening — Enhances curb appeal and interior aesthetics ↑
• Both New flooring — Improves comfort and resale value ↑
• Both Kitchen cabinet refresh — Modernizes kitchen 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%
• 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

-4.0% since first listed

3 events — show timeline

• 2026-02-01 Price Changed $120,000 ARMLS
• 2025-10-23 Price Changed $123,000 ARMLS
• 2025-10-03 Listed $125,000 ARMLS