723 W Finnie Flat Road Rd #103 · Camp Verde, AZ 86322

$89,000

2 bd · 2.0 ba · 1,024 sqft · Manufactured · 93 Days on market

Built 1997 Fair condition $87/sqft · 54% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic Opportunity, priced well, affordable, with many updates to include; flooring, bathrooms and a nice open floor plan with large kitchen island and for the family. 2 additional storage sheds and chainlink fencing off the covered decking provides for a pet safe environment. Centrally located with all conveniences within a short distance from home.

Key facts

• Large kitchen island
• Centrally located
• Chainlink fencing

Tags

• LARGE KITCHEN ISLAND
• STORAGE SHEDS
• CHAINLINK FENCING
• COVERED DECKING
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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: 143 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $615 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($81k) 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 $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.93% ✓
• Cap rate: 16.30%
• Cash-on-cash: 35.72%
• DSCR: 2.59
• GRM: 4.3

CMA / ARV

• ARV (median comp): $194,164
• List price: $89,000
• Delta: -54.16%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
723 W Finnie Flat Rd #132	0.00mi	3/2.0 (+1)	1,120 (+9%)	6mo	$119,000	$106	75
660 S Dakota Dr	0.48mi	2/2.0	1,040 (+2%)	6mo	$279,500	$269	70
1078 W Rustic Pine Rd	0.35mi	2/2.0	920 (-10%)	1mo	$198,327	$216	66
983 W Thorton Rd	0.25mi	2/2.0	920 (-10%)	8mo	$215,000	$234	65
1145 Thorton Rd	0.30mi	2/2.0	920 (-10%)	9mo	$164,000	$178	62
723 W Finnie Flat Rd #65	0.07mi	2/2.0	896 (-12%)	18mo	$49,500	$55	61
723 Finnie Flat Rd #130	0.07mi	3/2.0 (+1)	1,144 (+12%)	14mo	$75,000	$66	60
1007 W Thorton Rd	0.34mi	2/2.0	920 (-10%)	11mo	$166,000	$180	58
1072 W Rustic Pine Rd	0.33mi	2/2.0	920 (-10%)	14mo	$188,009	$204	56
1053 Wheeler Rd	0.35mi	3/2.0 (+1)	1,173 (+15%)	1mo	$190,000	$162	53
375 S Groseta Dr	0.35mi	3/2.0 (+1)	1,152 (+12%)	8mo	$279,000	$242	51
1114 Thorton Rd	0.39mi	3/2.0 (+1)	1,173 (+15%)	4mo	$185,000	$158	49

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: 31.4%
• Equity multiple: 2.32×
• Total profit: $32,855
• Equity at exit: $13,270

10-year hold

• IRR: 38.6%
• Equity multiple: 4.59×
• Total profit: $89,558
• Equity at exit: $7,695

Cash invested: $24,920 (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: 143
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,718 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $742

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 52%

Sensitivity live

Price	-10% $803	-5% $773	+0% $742	+5% $711	+10% $680
Rent	-10% $606	-5% $674	+0% $742	+5% $810	+10% $878
Rate	-1.0pp $787	-0.5pp $765	base $742	+0.5pp $719	+1.0pp $695

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
357 Cliffs Pkwy Apt J Camp Verde, AZ	2.0	1.0	898	$1,455	$1.62	45d	1	0.36mi
914 W Viceroy Ln Camp Verde, AZ	3.0	2.0	1326	$1,999	$1.51	45d	1	0.39mi
1064 W Rustic Pine Rd Camp Verde, AZ	2.0	2.0	937	$1,783	$1.90	45d	1	0.39mi
142 W Maryvale Dr Camp Verde, AZ	2.0	2.0	890	$1,405	$1.58	45d	1	0.65mi
499 S 2nd St Camp Verde, AZ	2.0	1.0	950	$1,505	$1.58	15d	1	0.76mi
365 N Homestead Pkwy Camp Verde, AZ	1.0–3.0	1.0–2.0	1070	$2,175	$2.03	15d	1	0.81mi
392 N Homestead Pkwy Camp Verde, AZ	3.0	2.0	1500	$2,500	$1.67	15d	1	0.83mi

Listing history 18 events

1. 2026-06-21
   days on market $89,000 Active 93 DOM
2. 2026-06-18
   days on market $89,000 Active 90 DOM
3. 2026-06-17
   days on market $89,000 Active 89 DOM
4. 2026-06-16
   days on market $89,000 Active 88 DOM
5. 2026-06-15
   days on market $89,000 Active 87 DOM
6. 2026-06-14
   days on market $89,000 Active 85 DOM
7. 2026-06-13
   days on market $89,000 Active 84 DOM
8. 2026-06-10
   days on market $89,000 Active 82 DOM
9. 2026-06-09
   days on market $89,000 Active 81 DOM
10. 2026-06-08
    days on market $89,000 Active 80 DOM
11. 2026-06-07
    days on market $89,000 Active 79 DOM
12. 2026-06-05
    days on market $89,000 Active 76 DOM
13. 2026-06-03
    days on market $89,000 Active 75 DOM
14. 2026-06-02
    days on market $89,000 Active 74 DOM
15. 2026-06-01
    days on market $89,000 Active 73 DOM
16. 2026-05-31
    days on market $89,000 Active 72 DOM
17. 2026-05-30
    days on market $89,000 Active 71 DOM
18. 2026-03-20
    listed $89,000 Active 355-char remark

    Show marketing remark (355 chars)

    Fantastic Opportunity, priced well, affordable, with many updates to include; flooring, bathrooms and a nice open floor plan with large kitchen island and for the family. 2 additional storage sheds and chainlink fencing off the covered decking provides for a pet safe environment. Centrally located with all conveniences within a short distance from home.

ⓘ 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 ≥105°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: $20,612
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$2,589
• Taxable income: $7,959
• Est. tax owed @ 24.0%: −$1,910
• After-tax cash flow: $6,992/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and bathrooms, and paint the interior walls. The home has average exterior and interior conditions, and could benefit from landscaping improvements.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen would improve both resale and rental value
• Both replace bathroom fixtures and tiles — modernizing the bathrooms would improve both resale and rental value
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen would improve both resale and rental value ↑
• Both replace bathroom fixtures and tiles — modernizing the bathrooms would improve both resale and rental value ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics ↑

ⓘ 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

1 event — show timeline

• 2026-03-20 Listed $89,000 ARMLS