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

$79,000

2 bd · 2.0 ba · 1,024 sqft · Manufactured · 188 Days on market

Manufactured home Built 1997 Fair condition $77/sqft · 60% below area

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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 +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
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Manufactured-home adj. -5.6

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 $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: 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: 205 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($70k) 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.65% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.32%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (median comp): $198,327
• List price: $79,000
• Delta: -60.17%
• Verdict: UNDERPRICED
• Comps: 15 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%)	9mo	$119,000	$106	72
660 S Dakota Dr	0.48mi	2/2.0	1,040 (+2%)	10mo	$279,500	$269	67
1078 W Rustic Pine Rd	0.35mi	2/2.0	920 (-10%)	4mo	$198,327	$216	64
983 W Thorton Rd	0.25mi	2/2.0	920 (-10%)	11mo	$215,000	$234	62
1145 Thorton Rd	0.30mi	2/2.0	920 (-10%)	12mo	$164,000	$178	59
723 Finnie Flat Rd #130	0.07mi	3/2.0 (+1)	1,144 (+12%)	17mo	$75,000	$66	58
1007 W Thorton Rd	0.34mi	2/2.0	920 (-10%)	14mo	$166,000	$180	56
1072 W Rustic Pine Rd	0.33mi	2/2.0	920 (-10%)	17mo	$188,009	$204	53
1053 Wheeler Rd	0.35mi	3/2.0 (+1)	1,173 (+15%)	4mo	$190,000	$162	51
375 S Groseta Dr	0.35mi	3/2.0 (+1)	1,152 (+12%)	11mo	$279,000	$242	49
1114 Thorton Rd	0.39mi	3/2.0 (+1)	1,173 (+15%)	8mo	$185,000	$158	46
565 S 3rd St	0.70mi	3/2.0 (+1)	1,153 (+13%)	3mo	$255,000	$221	39

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: 20.1%
• Equity multiple: 1.82×
• Total profit: $18,118
• Equity at exit: $11,779

10-year hold

• IRR: 28.4%
• Equity multiple: 3.52×
• Total profit: $55,646
• Equity at exit: $6,830

Cash invested: $22,120 (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: 8 active · 3 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $180,945 ($177/sqft)
• Median days on market: 73 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +9.6% 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: 205
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,305 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $485

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 58%

Sensitivity live

Price	-10% $540	-5% $512	+0% $485	+5% $458	+10% $431
Rent	-10% $382	-5% $434	+0% $485	+5% $537	+10% $588
Rate	-1.0pp $525	-0.5pp $505	base $485	+0.5pp $465	+1.0pp $444

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: $19,750
• Closing costs: $2,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	139d	1	0.36mi
914 W Viceroy Ln Camp Verde, AZ	3.0	2.0	1326	$1,999	$1.51	139d	1	0.39mi
1064 W Rustic Pine Rd Camp Verde, AZ	2.0	2.0	937	$1,783	$1.90	139d	1	0.39mi
377 Arizona 260 Camp Verde, AZ	1.0	1.0	700	$1,127	$1.61	5d	1	0.61mi
142 W Maryvale Dr Camp Verde, AZ	2.0	2.0	890	$1,405	$1.58	139d	1	0.65mi
499 S 2nd St Camp Verde, AZ	2.0	1.0	950	$1,505	$1.58	109d	1	0.76mi
365 N Homestead Pkwy Camp Verde, AZ	1.0–3.0	1.0–2.0	1070	$2,000	$1.87	0d	1	0.81mi
365 N Homestead Pkwy Camp Verde, AZ	1.0–3.0	1.0–2.0	1070	$2,175	$2.03	109d	1	0.81mi
392 N Homestead Pkwy Camp Verde, AZ	3.0	2.0	1500	$2,500	$1.67	109d	1	0.83mi

Listing history 50 events

1. 2026-09-24
   days on market $79,000 Active 188 DOM
2. 2026-09-24
   days on market $79,000 Active 187 DOM
3. 2026-09-22
   days on market $79,000 Active 186 DOM
4. 2026-09-21
   days on market $79,000 Active 185 DOM
5. 2026-09-20
   days on market $79,000 Active 184 DOM
6. 2026-09-19
   days on market $79,000 Active 183 DOM
7. 2026-09-18
   days on market $79,000 Active 182 DOM
8. 2026-09-17
   days on market $79,000 Active 181 DOM
9. 2026-09-16
   days on market $79,000 Active 180 DOM
10. 2026-09-15
    days on market $79,000 Active 179 DOM
11. 2026-09-14
    days on market $79,000 Active 178 DOM
12. 2026-09-13
    days on market $79,000 Active 177 DOM
13. 2026-09-12
    days on market $79,000 Active 176 DOM
14. 2026-09-11
    days on market $79,000 Active 175 DOM
15. 2026-09-05
    days on market $79,000 Active 169 DOM
16. 2026-09-04
    days on market $79,000 Active 168 DOM
17. 2026-09-03
    days on market $79,000 Active 167 DOM
18. 2026-08-31
    days on market $79,000 Active 164 DOM
19. 2026-08-30
    days on market $79,000 Active 163 DOM
20. 2026-08-29
    days on market $79,000 Active 162 DOM
21. 2026-08-28
    days on market $79,000 Active 161 DOM
22. 2026-08-27
    days on market $79,000 Active 160 DOM
23. 2026-08-26
    days on market $79,000 Active 159 DOM
24. 2026-08-25
    days on market $79,000 Active 158 DOM
25. 2026-08-24
    days on market $79,000 Active 157 DOM
26. 2026-08-23
    days on market $79,000 Active 156 DOM
27. 2026-08-22
    days on market $79,000 Active 155 DOM
28. 2026-08-21
    days on market $79,000 Active 154 DOM
29. 2026-08-20
    days on market $79,000 Active 153 DOM
30. 2026-08-19
    days on market $79,000 Active 152 DOM
31. 2026-08-18
    days on market $79,000 Active 151 DOM
32. 2026-08-17
    days on market $79,000 Active 150 DOM
33. 2026-08-16
    days on market $79,000 Active 149 DOM
34. 2026-08-15
    days on market $79,000 Active 148 DOM
35. 2026-08-14
    days on market $79,000 Active 147 DOM
36. 2026-08-13
    days on market $79,000 Active 146 DOM
37. 2026-08-12
    days on market $79,000 Active 145 DOM
38. 2026-08-11
    days on market $79,000 Active 144 DOM
39. 2026-08-10
    days on market $79,000 Active 143 DOM
40. 2026-08-09
    days on market $79,000 Active 142 DOM
41. 2026-08-08
    days on market $79,000 Active 141 DOM
42. 2026-08-07
    days on market $79,000 Active 140 DOM
43. 2026-08-06
    days on market $79,000 Active 139 DOM
44. 2026-08-05
    days on market $79,000 Active 138 DOM
45. 2026-08-04
    remarks 380-char remark
46. 2026-08-04
    days on market $79,000 Active 137 DOM
47. 2026-08-03
    days on market $79,000 Active 136 DOM
48. 2026-07-31
    days on market $79,000 Active 133 DOM
49. 2026-07-30
    days on market $79,000 Active 132 DOM
50. 2026-07-29
    days on market $79,000 Active 131 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 ≥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: $15,662
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$2,298
• Taxable income: $4,853
• Est. tax owed @ 24.0%: −$1,165
• After-tax cash flow: $4,657/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 Est. rehab $25,600–$46,080 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Moderate 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

1 event — show timeline

• 2026-03-20 Listed $89,000 ARMLS