12 Ranch Dr · Camp Verde, AZ 86322

$199,500

3 bd · 2.0 ba · 1,423 sqft · Manufactured · 68 Days on market

Built 2022 Good condition $140/sqft · at area comps Est $200k · at est. ↓ 11% since listing

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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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 2022 manufactured home located in the all-ages, gated community of Verde Ranch Estates in Camp Verde, AZ. This Champion model home offers 3 bedrooms, 2 bathrooms, and 1,423 sq ft of thoughtfully designed living space, blending contemporary style with easy, low-maintenance living--perfect for a wide range of lifestyles. Enter inside to an open-concept great room that flows seamlessly into the kitchen, featuring stainless steel appliances, a spacious center island, and durable laminate plank flooring throughout. A separate laundry room includes the washer and dryer with plenty of cabinetry. The home has been recently re-leveled with repairs completed, providing peace of mind for the next owner. Outside, enjoy a fully fenced backyard, covered carport, and scenic views with no homes behind, ideal for relaxing or entertaining. Living at Verde Ranch Estates means enjoying an exceptional line-up of amenities designed to support an active, social, and relaxed lifestyle. Residents have access to a sparkling swimming pool and soothing spa. Stay healthy and energized in the well-equipped fitness center or meet neighbors for a friendly game on the pickleball courts. The clubhouse also features a kitchen, game and recreation room, offering a great place to socialize, host events, or enjoy casual entertainment year-round. Pet owners will love the dedicated dog run, and children will have access to a playground. With gated access, a welcoming neighborhood atmosphere, and an abundance of amenities, Verde Ranch Estates delivers comfort, convenience and peace of mind. Whether you're a first-time homebuyer, retiree, or seasonal resident, this home is an excellent opportunity to enjoy a simple, low-maintenance, lock-and-leave lifestyle, allowing you to spend less time on upkeep and more time enjoying everything Verde Ranch Estates has to offer--whether that's staying active, connecting with neighbors, or simply relaxing at home. Verde Ranch Estates is centrally located in the Verde Valley and is just a short drive to Sedona's world-famous red rocks, art galleries, spas, and restaurants, while Old Town Cottonwood offers charming shops, wine tasting, dining, and live entertainment. Enjoy local favorites like Cliff Castle Casino, Montezuma Castle National Monument, Montezuma Well, and Dead Horse Ranch State Park, and a growing number of wineries, breweries, and golf courses throughout the Verde Valley. Outdoor enthusiasts will appreciate easy access to the Verde River for kayaking, fishing, and riverside picnics, along with nearby hiking and biking trails showcasing the area's stunning red rock scenery. Whether you're seeking outdoor adventure, cultural experiences, or relaxed small-town living, this home puts it all within easy reach--making everyday living feel like a getaway in the heart of the Verde Valley.

Key facts

• Gated community
• Recently re-leveled
• 4 parking spots

Tags

• GATED COMMUNITY
• OPEN-CONCEPT GREAT ROOM
• STAINLESS STEEL APPLIANCES
• SPACIOUS CENTER ISLAND
• SEPARATE LAUNDRY ROOM
• RECENTLY RE-LEVELED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $193 ($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 $199k (0.3% below list).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: schools D-, amenities F, commute F.
• 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.
• Market conditions: 143 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 34% of the median local income ($69k/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 $6k 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 68 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.00% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $199,500
• List price: $199,500
• Delta: —
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Ranch Dr	0.04mi	3/2.0	1,423 (0%)	1mo	$199,500	$140	97
61 S Copper Canyon Loop	0.07mi	3/2.0	1,423 (0%)	4mo	$192,500	$135	93
75 S Copper Canyon Loop	0.08mi	3/2.0	1,423 (0%)	7mo	$209,000	$147	90
60 S Copper Canyon Loop	0.06mi	3/2.0	1,326 (-7%)	5mo	$205,000	$155	82
80 S Copper Canyon Loop	0.11mi	3/2.0	1,326 (-7%)	5mo	$187,400	$141	79
946 W Viceroy Ln	0.07mi	3/2.0	1,326 (-7%)	13mo	$245,148	$185	74
81 S Copper Canyon Lp	0.11mi	3/2.0	1,326 (-7%)	15mo	$212,000	$160	71
972 W Viceroy Ln	0.10mi	3/2.0	1,326 (-7%)	16mo	$221,024	$167	71
117 S Copper Canyon Loop	0.11mi	3/2.0	1,326 (-7%)	16mo	$220,000	$166	70
1056 Wheeler Rd	0.19mi	3/2.0	1,326 (-7%)	12mo	$230,000	$173	70
1174 W Wheeler Rd W	0.31mi	3/2.0	1,320 (-7%)	8mo	$195,000	$148	67
31 S Mann Cir	0.33mi	3/2.0	1,326 (-7%)	15mo	$158,000	$119	61

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-20,019
• Equity at exit: $29,746

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,500
• Equity at exit: $17,249

Cash invested: $55,860 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,989 high
• Mortgage (P&I): −$1,046
• Tax est. 1.5%: −$249 /mo · $2,992/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $193

Break-even live

Break-even rent $1,745

Max offer price $199,500

Occupancy floor 85%

Sensitivity live

Price	-10% $331	-5% $262	+0% $193	+5% $124	+10% $55
Rent	-10% $36	-5% $114	+0% $193	+5% $271	+10% $350
Rate	-1.0pp $293	-0.5pp $244	base $193	+0.5pp $141	+1.0pp $88

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
914 W Viceroy Ln Camp Verde, AZ	3.0	2.0	1326	$1,999	$1.51	44d	1	0.08mi
1064 W Rustic Pine Rd Camp Verde, AZ	2.0	2.0	937	$1,783	$1.90	44d	1	0.18mi
392 N Homestead Pkwy Camp Verde, AZ	3.0	2.0	1500	$2,500	$1.67	14d	1	0.49mi
365 N Homestead Pkwy Camp Verde, AZ	1.0–3.0	1.0–2.0	1070	$2,500	$2.34	14d	1	0.50mi
357 Cliffs Pkwy Apt J Camp Verde, AZ	2.0	1.0	898	$1,455	$1.62	44d	1	0.52mi
627 S Azure Dr Camp Verde, AZ	3.0	2.0	1581	$1,850	$1.17	14d	1	0.67mi
142 W Maryvale Dr Camp Verde, AZ	2.0	2.0	890	$1,405	$1.58	44d	1	0.85mi
499 S 2nd St Camp Verde, AZ	2.0	1.0	950	$1,505	$1.58	14d	1	0.92mi

Listing history 28 events

1. 2026-06-16
   status $199,500 Pending 68 DOM
2. 2026-06-16
   days on market $199,500 Under Contract Accepting Backups 68 DOM
3. 2026-06-15
   days on market $199,500 Under Contract Accepting Backups 67 DOM
4. 2026-06-14
   days on market $199,500 Under Contract Accepting Backups 65 DOM
5. 2026-06-13
   days on market $199,500 Under Contract Accepting Backups 64 DOM
6. 2026-06-10
   days on market $199,500 Under Contract Accepting Backups 62 DOM
7. 2026-06-09
   days on market $199,500 Under Contract Accepting Backups 61 DOM
8. 2026-06-08
   days on market $199,500 Under Contract Accepting Backups 60 DOM
9. 2026-06-07
   days on market $199,500 Under Contract Accepting Backups 59 DOM
10. 2026-06-05
    days on market $199,500 Under Contract Accepting Backups 56 DOM
11. 2026-06-03
    days on market $199,500 Under Contract Accepting Backups 55 DOM
12. 2026-06-02
    days on market $199,500 Under Contract Accepting Backups 54 DOM
13. 2026-06-01
    days on market $199,500 Under Contract Accepting Backups 53 DOM
14. 2026-05-31
    status $199,500 Under Contract Accepting Backups 52 DOM
15. 2026-05-31
    days on market $199,500 Active 52 DOM
16. 2026-05-30
    days on market $199,500 Active 51 DOM
17. 2026-04-09
    listed $199,500 Active 2889-char remark

    Show marketing remark (2889 chars)

    Welcome to this beautifully maintained 2022 manufactured home located in the all-ages, gated community of Verde Ranch Estates in Camp Verde, AZ. This Champion model home offers 3 bedrooms, 2 bathrooms, and 1,423 sq ft of thoughtfully designed living space, blending contemporary style with easy, low-maintenance living--perfect for a wide range of lifestyles. Enter inside to an open-concept great room that flows seamlessly into the kitchen, featuring stainless steel appliances, a spacious center island, and durable laminate plank flooring throughout. A separate laundry room includes the washer and dryer with plenty of cabinetry. The home has been recently re-leveled with repairs completed, providing peace of mind for the next owner. Outside, enjoy a fully fenced backyard, covered carport, and scenic views with no homes behind, ideal for relaxing or entertaining. Living at Verde Ranch Estates means enjoying an exceptional line-up of amenities designed to support an active, social, and relaxed lifestyle. Residents have access to a sparkling swimming pool and soothing spa. Stay healthy and energized in the well-equipped fitness center or meet neighbors for a friendly game on the pickleball courts. The clubhouse also features a kitchen, game and recreation room, offering a great place to socialize, host events, or enjoy casual entertainment year-round. Pet owners will love the dedicated dog run, and children will have access to a playground. With gated access, a welcoming neighborhood atmosphere, and an abundance of amenities, Verde Ranch Estates delivers comfort, convenience and peace of mind. Whether you're a first-time homebuyer, retiree, or seasonal resident, this home is an excellent opportunity to enjoy a simple, low-maintenance, lock-and-leave lifestyle, allowing you to spend less time on upkeep and more time enjoying everything Verde Ranch Estates has to offer--whether that's staying active, connecting with neighbors, or simply relaxing at home. Verde Ranch Estates is centrally located in the Verde Valley and is just a short drive to Sedona's world-famous red rocks, art galleries, spas, and restaurants, while Old Town Cottonwood offers charming shops, wine tasting, dining, and live entertainment. Enjoy local favorites like Cliff Castle Casino, Montezuma Castle National Monument, Montezuma Well, and Dead Horse Ranch State Park, and a growing number of wineries, breweries, and golf courses throughout the Verde Valley. Outdoor enthusiasts will appreciate easy access to the Verde River for kayaking, fishing, and riverside picnics, along with nearby hiking and biking trails showcasing the area's stunning red rock scenery. Whether you're seeking outdoor adventure, cultural experiences, or relaxed small-town living, this home puts it all within easy reach--making everyday living feel like a getaway in the heart of the Verde Valley.

18. 2026-03-22
    price $199,500
19. 2026-03-19
    status Active
20. 2026-02-23
    historical Contract Contingent on Buyer Sale
21. 2026-01-08
    status Active
22. 2026-01-01
    status Pending
23. 2026-01-01
    historical
24. 2025-12-04
    price $205,000
25. 2025-11-07
    price $210,000
26. 2025-10-01
    listed $215,000 Active
27. 2022-10-05
    soldstatus $224,314
28. 2022-10-03
    listed $224,314

ⓘ 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 ≥104°F today · 20 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: $23,871
• − Mortgage interest: −$11,175
• − Property taxes: −$2,992
• − Insurance: −$998
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$5,804
• Taxable loss: −$917
• Est. tax savings @ 24.0%: +$220
• After-tax cash flow: $2,534/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 · 1 photo

Good 80/100 Cosmetic rehab

This 2022 Champion model manufactured home in Verde Ranch Estates is in good condition with recent repairs and low-maintenance features, making it a solid investment.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make the home look newer
• Both Window treatments — Improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make the home look newer ↑
• Both Window treatments — Improves energy efficiency and 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

-11.1% since first listed

12 events — show timeline

• 2026-04-09 Listed $199,500 ARMLS
• 2026-03-22 Price Changed $199,500 ARMLS
• 2026-03-19 Relisted — ARMLS
• 2026-02-23 Contingent — ARMLS
• 2026-01-08 Relisted — ARMLS
• 2026-01-01 Pending — ARMLS
• 2026-01-01 Listing Removed — ARMLS
• 2025-12-04 Price Changed $205,000 ARMLS
• 2025-11-07 Price Changed $210,000 ARMLS
• 2025-10-01 Listed $215,000 ARMLS
• 2022-10-05 Sold (MLS) $224,314 ARMLS
• 2022-10-03 Listed $224,314 ARMLS