2724 S Sunset Dr · Verde Village, AZ 86326

$244,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 2 Days on market

Built 1981 8,762 sqft lot Est $292k · 16% under

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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).

• Cash flow +16.3/30.0
• ARV discount +14.8/15.0
• DSCR +5.0/10.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cb#9840-neat As A Pin. Built In China Hutch, Pantry, Lg M/Closet Garden Tub In Mb, New Washer/Dryer, Appliances Included. Fruit Trees, Grass Yard, Roses. Storage Buildings - 2- 11.5x14 12x20 Workshop, 50x13.5 Carport, 2 Covered Awnings, Ground Set

Key facts

• 8,762 sq ft lot
• 3 parking spots
• Community pool

Property features AI

Finance

• HOA & community: No association fees; Community pool; Biking/walking path

Exterior

• Parking: 2 open parking spaces; 1 covered space; 1 carport space
• Utilities: City water; Septic tank sewer; 220 volts available in kitchen
• Home design: Manufactured/mobile housing; Fee simple ownership; Mountain view
• Construction: Vinyl siding; Wood frame construction; Composition and rolled/hot mop roofing
• Exterior features: Shed(s); Storage; RV hookup; Chain link fencing; Corner lot; Gravel/stone front and back; Asphalt road access

Interior

• Kitchen: Refrigerator; Dishwasher; Disposal; Built-in electric oven; 220 volts in kitchen; Walk-in pantry; Laminate countertops
• Bedrooms: 3 possible bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Breakfast bar; Full bath in primary bedroom; Separate shower and tub; Dual-pane windows; Storage; Laminate counters
• Laundry & utility: Includes standard utility features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/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 $198k (19.0% below list).
• Recommended offer: $198k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Cottonwood Community School (math 8% / reading 13%, grade F, #993 of 1,109 statewide, top 91%, 500 students, 75% FRL); Mingus Union High School (math 22% / reading 27%, grade F, #154 of 381 statewide, top 53%, 1,226 students, 46% FRL).
• Market conditions: Rents soft (-0.2%/yr); 269 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• This rent runs 41% 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 $2k of loan paydown is wiped out by about $7k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $90k; list at $245k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,347 (19.0% 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. 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?
3. 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.
4. 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.
5. 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: 0.81% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $292,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3458 E Vaquero Ln	0.12mi	3/2.0	1,418 (-2%)	18mo	$125,000	$88	77
2645 Pipe Creek Dr	0.12mi	2/2.0 (-1)	1,403 (-3%)	12mo	$285,000	$203	75
2610 S Pipe Creek Dr	0.20mi	3/2.0	1,512 (+5%)	13mo	$262,500	$174	71
3624 E Maricopa Dr	0.21mi	2/2.0 (-1)	1,345 (-7%)	9mo	$220,000	$164	66
2743 S Yuma Cir	0.32mi	3/2.0	1,317 (-8%)	6mo	$308,000	$234	66
3941 E Vaquero Ln	0.41mi	3/2.0	1,600 (+11%)	8mo	$335,000	$209	55
3538 E Granite Dr	0.43mi	4/2.0 (+1)	1,344 (-7%)	12mo	$125,000	$93	54
2330 Eagle View Dr	0.54mi	3/2.0	1,296 (-10%)	8mo	$303,500	$234	51
3899 E Mission Ln	0.44mi	2/2.0 (-1)	1,236 (-14%)	0mo	$260,000	$210	51
3289 E Colorado Dr	0.40mi	2/1.5 (-1)	1,604 (+11%)	5mo	$230,000	$143	51
2376 Warriors Run #3	0.44mi	3/2.0	1,248 (-13%)	15mo	$313,000	$251	45
3461 E Tower Dr	0.64mi	3/2.0	1,229 (-15%)	3mo	$240,000	$195	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.46×
• Total profit: $-37,069
• Equity at exit: $36,515

10-year hold

• IRR: -12.4%
• Equity multiple: 0.35×
• Total profit: $-44,250
• Equity at exit: $21,174

Cash invested: $68,572 (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: 269
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,983 medium
• Mortgage (P&I): −$1,284
• Tax from tax record: −$46 /mo · $555/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $134

Break-even live

Break-even rent $1,813

Max offer price $244,900

Occupancy floor 88%

Sensitivity live

Price	-10% $273	-5% $204	+0% $134	+5% $65	+10% $-4
Rent	-10% $-22	-5% $56	+0% $134	+5% $213	+10% $291
Rate	-1.0pp $258	-0.5pp $197	base $134	+0.5pp $71	+1.0pp $6

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3460 E Colorado Dr Cottonwood, AZ	3.0	1.0	1180	$1,600	$1.36	15d	1	0.48mi
4613 E Bay Cir Cottonwood, AZ	3.0	2.0	1500	$1,995	$1.33	45d	1	0.88mi

Listing history 6 events

1. 2026-05-21
   listed $244,900 Active
2. 2026-05-06
   historical
3. 2026-04-20
   listed $244,900 Active
4. 2003-05-01
   soldstatus $89,500 247-char remark

   Show marketing remark (247 chars)

   Cb#9840-neat As A Pin. Built In China Hutch, Pantry, Lg M/Closet Garden Tub In Mb, New Washer/Dryer, Appliances Included. Fruit Trees, Grass Yard, Roses. Storage Buildings - 2- 11.5x14 12x20 Workshop, 50x13.5 Carport, 2 Covered Awnings, Ground Set

5. 2003-04-29
   soldstatus $89,500
6. 2003-02-10
   listed $94,900 247-char remark

   Show marketing remark (247 chars)

   Cb#9840-neat As A Pin. Built In China Hutch, Pantry, Lg M/Closet Garden Tub In Mb, New Washer/Dryer, Appliances Included. Fruit Trees, Grass Yard, Roses. Storage Buildings - 2- 11.5x14 12x20 Workshop, 50x13.5 Carport, 2 Covered Awnings, Ground Set

ⓘ 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: $555 · $46/mo
• Projected year-2 tax: $1,616 · $135/mo
• Expected delta: +$1,061/yr (+$88/mo · 191.3%)

ⓘ 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 5 d/yr ≥102°F today · 11 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: $23,802
• − Mortgage interest: −$13,718
• − Property taxes: −$555
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$7,124
• Taxable loss: −$2,629
• Est. tax savings @ 24.0%: +$631
• After-tax cash flow: $2,243/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: 24,852
• 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

+158.1% since first listed

6 events — show timeline

• 2026-05-21 Listed $244,900 ARMLS
• 2026-05-06 Listing Removed — ARMLS
• 2026-04-20 Listed $244,900 ARMLS
• 2003-05-01 Sold (MLS) $89,500 ARMLS
• 2003-04-29 Sold (Public Records) $89,500 Public Records
• 2003-02-10 Listed $94,900 ARMLS

Property tax history

+2.9%/yr

Latest (2025): $555 · +4.5% YoY. Source: county tax records.