2714 S Pipe Creek Dr · Verde Village, AZ 86326

$155,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 14 Days on market

Built 1981 8,802 sqft lot Est $197k · 21% under

---

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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +4.5/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Split 2 Master Bedrooms. Currently is a handy man special and can be discounted off of an updated price. Bring offer. Cash only as handyman special. Current List price is reflective of a renovated price. This property backs to public lands with unobstructed Mountain-Desert Views. 8800 sq ft OWNED lot.

Key facts

• 8,802 sq ft lot
• Parking
• Built 1981

Property features AI

Finance

• Other: Backs up to BLM land; Lot information sourced from assessor
• HOA & community: No association fees

Exterior

• Parking: Covered parking (1 space); Carport (1 space); Circular driveway
• Utilities: City water; Septic system (septic tank; connected); Power available
• Home design: Manufactured/mobile home; Fee simple ownership; Desert and mountain views; Asphalt road surface
• Construction: Aluminum siding and other construction materials; Metal roof
• Exterior features: Shed(s); Storage; Chain link and wire fencing; Gravel/stone front and back yard; County-maintained road access

Interior

• Kitchen: Refrigerator; Disposal; Laminate counters
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Evaporative cooling
• Interior features: High-speed internet; Full bathroom in master bedroom; Laminate counters; Storage
• Laundry & utility: Washer/Dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/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 $148k (4.7% below list).
• Recommended offer: $148k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 3.2% in Verde Village — 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 (#74 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: employment D+, amenities F, commute F.
• Cottonwood-Oak Creek Elementary District (4487) (town): math 17% / reading 28% proficiency, ranked #174 of 249 in AZ (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mountain View Preparatory School (math 30% / reading 44%, grade F, #438 of 1,109 statewide, top 41%, 403 students, 33% FRL) — zoned schools average 33% FRL vs 52% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 37% at this address vs 22% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Cottonwood-Oak Creek Elementary District (4487) average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.2%/yr); 266 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• This rent runs 31% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $68k; list at $155k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,700 (4.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.95% ✗
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $196,560
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3481 E Maricopa Dr	0.17mi	2/2.0	924 (+10%)	16mo	$90,000	$97	62
3677 E Vaquero Ln	0.30mi	3/2.0 (+1)	924 (+10%)	20mo	$130,000	$141	48
3345 E Medicine Point Dr	0.52mi	3/2.0 (+1)	910 (+8%)	13mo	$213,000	$234	46
2415 S Cedar Ln	0.52mi	2/2.0	940 (+12%)	22mo	$230,000	$245	38
3375 E Tower Dr	0.62mi	2/1.0	944 (+12%)	23mo	$231,000	$245	27

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.70×
• Total profit: $-13,079
• Equity at exit: $23,111

10-year hold

• IRR: -2.8%
• Equity multiple: 0.83×
• Total profit: $-7,258
• Equity at exit: $13,402

Cash invested: $43,400 (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 86326

• Home prices YoY: -32.2%
• Rents YoY: -0.2%
• Active inventory: 266
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$813
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $258

Break-even live

Break-even rent $1,150

Max offer price $155,000

Occupancy floor 78%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4224 Canyon Trl Unit C2 Cottonwood, AZ	2.0	1.0	700	$1,600	$2.29	13d	1	0.66mi
4224 Canyon Trl Unit C3 Cottonwood, AZ	2.0	1.0	700	$1,550	$2.21	13d	1	0.66mi
4224 Canyon Trl Unit B3 Cottonwood, AZ	2.0	1.0	700	$1,350	$1.93	13d	1	0.66mi
2654 S Mountain View Dr Unit 4 Cottonwood, AZ	2.0	1.0	700	$910	$1.30	13d	1	0.73mi
2586 Quirt Cir Unit 3 Cottonwood, AZ	2.0	1.0	800	$1,395	$1.74	13d	1	0.76mi

Listing history 12 events

1. 2026-06-14
   statusdays on market $155,000 Pending 14 DOM
2. 2026-06-13
   days on market $155,000 Active 13 DOM
3. 2026-06-10
   days on market $155,000 Active 11 DOM
4. 2026-06-09
   days on market $155,000 Active 10 DOM
5. 2026-06-08
   days on market $155,000 Active 9 DOM
6. 2026-06-07
   days on market $155,000 Active 8 DOM
7. 2026-06-05
   pricedays on market $155,000 Active 5 DOM
8. 2026-06-03
   remarks 302-char remark
9. 2026-06-03
   days on market $189,900 Active 4 DOM
10. 2026-06-02
    days on market $189,900 Active 3 DOM
11. 2026-06-01
    days on market $189,900 Active 2 DOM
12. 2026-05-30
    listed $189,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $375 · $31/mo
• Projected year-2 tax: $1,023 · $85/mo
• Expected delta: +$648/yr (+$54/mo · 173.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 16 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: $17,724
• − Mortgage interest: −$8,682
• − Property taxes: −$375
• − Insurance: −$775
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$4,509
• Taxable income: $547
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $2,967/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.

Schools (NCES district)

• District: Cottonwood-Oak Creek Elementary District (4487)
• NCES district ID: 0402370
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $41,740
• Composite: 19.16/100
• National rank: #8822
• State rank: #174 of 249 in AZ

Livability — Verde Village

• Score: 66/100
• State rank: #74
• US rank: #11711

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Verde Village, AZ
• County: Yavapai County · 190,406 people
• City population: 25,476
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 24,852
• Household income: $57,378
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 894.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1%

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: ▼ -165.27%
• Current HPI: 347.5058
• Rent YoY: ▼ -0.22%
• 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

+2303.8% since first listed

3 events — show timeline

• 2026-05-29 Listed $189,900 ARMLS
• 2004-05-18 Sold (Public Records) $68,000 Public Records
• 1995-10-10 Sold (Public Records) $7,900 Public Records

Property tax history

+3.0%/yr

Latest (2025): $375 · +4.3% YoY. Source: county tax records.