723 Finnie Flat Rd -- #2 · Camp Verde, AZ 86322

$164,300

3 bd · 2.0 ba · 1,144 sqft · Manufactured · 99 Days on market

Manufactured home Built 2024 Good condition $144/sqft · 18% below area Est $201k · 18% under

---

Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.3/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Manufactured-home adj. -4.1

Key facts

• 4 parking spots
• Built 2024
• Listed 98 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $164k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $17 ($199/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 $146k (11.2% below list).
• Recommended offer: $146k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.7% 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: 178 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $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

• It's been on market 99 days — a 9% lower offer ($150k) 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 $145,826 (11.2% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 11% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $201,127
• List price: $164,300
• Delta: -18.31%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 11 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	1,120 (-2%)	7mo	$119,000	$106	90
723 Finnie Flat Rd #130	0.07mi	3/2.0	1,144 (0%)	15mo	$75,000	$66	84
1053 Wheeler Rd	0.35mi	3/2.0	1,173 (+2%)	3mo	$190,000	$162	77
375 S Groseta Dr	0.35mi	3/2.0	1,152 (+1%)	10mo	$279,000	$242	75
1114 Thorton Rd	0.39mi	3/2.0	1,173 (+2%)	6mo	$185,000	$158	73
723 Finnie Flat Rd	0.00mi	3/2.0	1,056 (-8%)	22mo	$100,000	$95	69
565 S 3rd St	0.70mi	3/2.0	1,153 (+1%)	1mo	$255,000	$221	65
1033 Wheeler Rd	0.35mi	3/2.0	1,173 (+2%)	23mo	$189,900	$162	60
91 S Mann Cir	0.46mi	3/2.0	1,173 (+2%)	20mo	$195,000	$166	58
660 S Dakota Dr	0.48mi	2/2.0 (-1)	1,040 (-9%)	8mo	$279,500	$269	51
288 W Maryvale Dr	0.52mi	3/2.0	1,307 (+14%)	10mo	$260,000	$199	43

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-25,545
• Equity at exit: $24,498

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-20,795
• Equity at exit: $14,206

Cash invested: $46,004 (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: 9 active · 6 under contract
• Months of supply: 7.7 mo (13%/mo absorbed)
• Median asking: $175,000 ($179/sqft)
• Median days on market: 87 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: -1.9% 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: 178
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,458 high
• Mortgage (P&I): −$862
• Tax est. 1.5%: −$205 /mo · $2,464/yr
• Insurance: −$68
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $17

Break-even live

Break-even rent $1,437

Max offer price $164,300

Occupancy floor 94%

Sensitivity live

Price	-10% $130	-5% $73	+0% $17	+5% $-40	+10% $-97
Rent	-10% $-99	-5% $-41	+0% $17	+5% $74	+10% $132
Rate	-1.0pp $99	-0.5pp $58	base $17	+0.5pp $-26	+1.0pp $-69

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: $41,075
• Closing costs: $4,929
• Club membership (one-time): —
• 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	93d	1	0.36mi
914 W Viceroy Ln Camp Verde, AZ	3.0	2.0	1326	$1,999	$1.51	93d	1	0.39mi
1064 W Rustic Pine Rd Camp Verde, AZ	2.0	2.0	937	$1,783	$1.90	93d	1	0.39mi
142 W Maryvale Dr Camp Verde, AZ	2.0	2.0	890	$1,405	$1.58	93d	1	0.65mi
499 S 2nd St Camp Verde, AZ	2.0	1.0	950	$1,505	$1.58	62d	1	0.76mi
365 N Homestead Pkwy Camp Verde, AZ	1.0–3.0	1.0–2.0	1070	$2,500	$2.34	62d	1	0.81mi
392 N Homestead Pkwy Camp Verde, AZ	3.0	2.0	1500	$2,500	$1.67	62d	1	0.83mi

Property features AI

Finance

• HOA & community: Land lease: $585 monthlyNo association fees included

Exterior

• Parking: 2 covered parking spaces2 open parking spaces2 carport spaces
• Utilities: City waterPublic sewer
• Home design: Manufactured/mobile homeLeasehold ownership
• Construction: Vertical sidingWood frame constructionComposition roof
• Exterior features: Alley accessDesert front yardGravel/stone in back yardPrivate maintained roadAsphalt road surface

Interior

• Kitchen: RefrigeratorDishwasherLaminate counters
• Bedrooms: Up to 3 bedrooms
• Flooring: CarpetLaminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingCentral air conditioning
• Interior features: Eat-in kitchenBreakfast bar3/4 bath in primary bedroomLaminate countersDual-pane windows
• Laundry & utility: Washer/dryer hookup only

Listing history 50 events

1. 2026-08-08
   days on market $164,300 Active 99 DOM
2. 2026-08-07
   days on market $164,300 Active 98 DOM
3. 2026-08-06
   days on market $164,300 Active 97 DOM
4. 2026-08-05
   days on market $164,300 Active 96 DOM
5. 2026-08-04
   days on market $164,300 Active 95 DOM
6. 2026-08-03
   days on market $164,300 Active 94 DOM
7. 2026-07-31
   days on market $164,300 Active 91 DOM
8. 2026-07-30
   days on market $164,300 Active 90 DOM
9. 2026-07-29
   days on market $164,300 Active 89 DOM
10. 2026-07-27
    days on market $164,300 Active 87 DOM
11. 2026-07-25
    days on market $164,300 Active 85 DOM
12. 2026-07-24
    days on market $164,300 Active 84 DOM
13. 2026-07-23
    days on market $164,300 Active 83 DOM
14. 2026-07-22
    days on market $164,300 Active 82 DOM
15. 2026-07-21
    days on market $164,300 Active 81 DOM
16. 2026-07-18
    days on market $164,300 Active 78 DOM
17. 2026-07-16
    days on market $164,300 Active 76 DOM
18. 2026-07-16
    days on market $164,300 Active 75 DOM
19. 2026-07-14
    days on market $164,300 Active 74 DOM
20. 2026-07-13
    days on market $164,300 Active 73 DOM
21. 2026-07-12
    days on market $164,300 Active 72 DOM
22. 2026-07-11
    days on market $164,300 Active 71 DOM
23. 2026-07-10
    days on market $164,300 Active 70 DOM
24. 2026-07-09
    days on market $164,300 Active 69 DOM
25. 2026-07-08
    days on market $164,300 Active 68 DOM
26. 2026-07-07
    days on market $164,300 Active 67 DOM
27. 2026-07-06
    days on market $164,300 Active 66 DOM
28. 2026-07-05
    days on market $164,300 Active 65 DOM
29. 2026-07-04
    days on market $164,300 Active 64 DOM
30. 2026-07-03
    days on market $164,300 Active 63 DOM
31. 2026-07-02
    days on market $164,300 Active 62 DOM
32. 2026-07-01
    days on market $164,300 Active 61 DOM
33. 2026-06-30
    days on market $164,300 Active 60 DOM
34. 2026-06-29
    days on market $164,300 Active 59 DOM
35. 2026-06-28
    days on market $164,300 Active 58 DOM
36. 2026-06-28
    days on market $164,300 Active 57 DOM
37. 2026-06-27
    days on market $164,300 Active 56 DOM
38. 2026-06-25
    days on market $164,300 Active 54 DOM
39. 2026-06-23
    days on market $164,300 Active 52 DOM
40. 2026-06-21
    days on market $164,300 Active 51 DOM
41. 2026-06-18
    days on market $164,300 Active 48 DOM
42. 2026-06-17
    days on market $164,300 Active 47 DOM
43. 2026-06-16
    days on market $164,300 Active 46 DOM
44. 2026-06-15
    days on market $164,300 Active 45 DOM
45. 2026-06-14
    days on market $164,300 Active 43 DOM
46. 2026-06-13
    days on market $164,300 Active 42 DOM
47. 2026-06-10
    days on market $164,300 Active 40 DOM
48. 2026-06-09
    days on market $164,300 Active 39 DOM
49. 2026-06-08
    days on market $164,300 Active 38 DOM
50. 2026-06-07
    days on market $164,300 Active 37 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: $17,499
• − Mortgage interest: −$9,203
• − Property taxes: −$2,464
• − Insurance: −$822
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$4,780
• Taxable loss: −$2,570
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $816/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $5,720–$17,160 screening

This manufactured home is in good condition with cosmetic updates needed to enhance its curb appeal and value. The home is move-in ready with minor maintenance required.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring can increase both resale and rental value. ↑
• Both Install new windows — New windows can improve energy efficiency and increase property value. ↑
• Both Upgrade the kitchen appliances — Upgraded appliances can attract more buyers and renters. ↑
• Both Add landscaping around the front of the house — Landscaping can enhance curb appeal and property 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

---

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

Property features AI

Finance

• HOA & community: Land lease: $585 monthlyNo association fees included

Exterior

• Parking: 2 covered parking spaces2 open parking spaces2 carport spaces
• Utilities: City waterPublic sewer
• Home design: Manufactured/mobile homeLeasehold ownership
• Construction: Vertical sidingWood frame constructionComposition roof
• Exterior features: Alley accessDesert front yardGravel/stone in back yardPrivate maintained roadAsphalt road surface

Interior

• Kitchen: RefrigeratorDishwasherLaminate counters
• Bedrooms: Up to 3 bedrooms
• Flooring: CarpetLaminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingCentral air conditioning
• Interior features: Eat-in kitchenBreakfast bar3/4 bath in primary bedroomLaminate countersDual-pane windows
• Laundry & utility: Washer/dryer hookup only

Price history

1 event — show timeline

• 2026-05-02 Listed $164,300 ARMLS