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

$115,000

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 258 Days on market

Built 2014 Good condition $115/sqft · at area comps Est $115k · at est. ↓ 4% 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.7/15.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

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 $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.8% 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: schools D-, amenities F, commute F.
• 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.
• Market conditions: 140 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 258 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 258 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: 1.28% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.61%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $115,465
• List price: $115,000
• Delta: -0.40%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 7 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%)	4mo	$89,000	$84	84
1487 W Horseshoe Bend Dr #43	0.07mi	2/2.0	960 (-4%)	14mo	$115,000	$120	78
1487 W Horseshoe Bend Dr #48	0.06mi	2/2.0	1,040 (+4%)	17mo	$60,000	$58	76
1487 W Horseshoe Bend Dr #59	0.06mi	2/1.0	886 (-11%)	8mo	$84,000	$95	67
1487 W Horseshoe Bend Dr Lot 20	0.07mi	2/2.0	1,144 (+14%)	8mo	$119,900	$105	66
1487 Horseshoe Bend Dr #86	0.10mi	2/1.0	900 (-10%)	14mo	$97,000	$108	63
2428 N La Grande Dr	0.46mi	2/2.0	960 (-4%)	22mo	$199,777	$208	53

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $4,650
• Equity at exit: $17,147

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $34,094
• 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 →

ZIP-level market 86322

• Home prices YoY: -8.6%
• Active inventory: 140
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $365

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 70%

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
• 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	21d	1	0.46mi

Listing history 19 events

1. 2026-06-18
   days on market $115,000 Active 258 DOM
2. 2026-06-17
   days on market $115,000 Active 257 DOM
3. 2026-06-16
   days on market $115,000 Active 256 DOM
4. 2026-06-15
   days on market $115,000 Active 255 DOM
5. 2026-06-14
   days on market $115,000 Active 253 DOM
6. 2026-06-13
   days on market $115,000 Active 252 DOM
7. 2026-06-10
   days on market $115,000 Active 250 DOM
8. 2026-06-09
   days on market $115,000 Active 249 DOM
9. 2026-06-08
   days on market $115,000 Active 248 DOM
10. 2026-06-07
    days on market $115,000 Active 247 DOM
11. 2026-06-05
    days on market $115,000 Active 244 DOM
12. 2026-06-03
    days on market $115,000 Active 243 DOM
13. 2026-06-02
    days on market $115,000 Active 242 DOM
14. 2026-06-01
    days on market $115,000 Active 241 DOM
15. 2026-05-31
    days on market $115,000 Active 240 DOM
16. 2026-05-30
    days on market $115,000 Active 239 DOM
17. 2026-02-01
    price $120,000 165-char remark

    Show marketing remark (165 chars)

    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.

18. 2025-10-23
    price $123,000 165-char remark

    Show marketing remark (165 chars)

    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.

19. 2025-10-03
    listed $125,000 Active 165-char remark

    Show marketing remark (165 chars)

    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.

ⓘ 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: $17,620
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$3,345
• Taxable income: $2,714
• Est. tax owed @ 24.0%: −$651
• After-tax cash flow: $3,732/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Aesthetic update needed	Minor	$500–3,000
Bathtub and shower curtain · Cleanliness improvement needed	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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 · 190,406 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: 215.0

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%

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%

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

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