3480 S Verde Lakes Dr · Camp Verde, AZ 86322

$169,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 152 Days on market

Built 2000 0.28 ac lot Est $262k · 36% under

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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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Camp Verde, Newly remodeled 3 bedroom 2 bath home on a 0.28 acre corner lot with mountain views. Nice open floor plan with plenty of light. Living room has ceiling fan. Kitchen has new cabinets, counters, stainless steel appliances, and flooring. L-shaped kitchen has plenty of cabinets, pantry and a cozy dining area. Utility room has overhead cabinets. Master bedroom with walk-in closet. Master bath has dual sinks and an extra deep tub/shower combo. Guest rooms have ceiling fans. Large 12x20 covered deck. Short distance to Clear Creek.

Key facts

• Room to build
• Split floor plan
• Large lot

Tags

• LARGE LOT
• SPLIT FLOOR PLAN
• COVERED FRONT DECK
• ROOM TO BUILD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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) — zoned schools at 61% FRL track the district average.
• Market conditions: 140 active listings in the ZIP; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• This rent runs 31% 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 $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 152 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $78k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $262,416
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3480 S Verde Lakes Dr	0.00mi	3/2.0	1,233 (+0%)	1mo	$173,500	$141	99
3481 S Ocotillo Ln	0.29mi	3/2.0	1,296 (+5%)	2mo	$127,000	$98	76
3643 E Mocking Bird Ln	0.09mi	3/2.0	1,111 (-10%)	9mo	$289,000	$260	72
3682 E Clinton Ln	0.11mi	3/2.0	1,392 (+13%)	6mo	$137,500	$99	68
3256 E Mocking Bird Ln	0.21mi	3/2.0	1,114 (-10%)	22mo	$215,000	$193	56
3618 E Ripple Rd	0.15mi	2/2.0 (-1)	1,352 (+10%)	22mo	$265,000	$196	54
3965 E Lark Dr	0.39mi	3/2.0	1,386 (+12%)	9mo	$304,000	$219	53
2894 S Palo Verde Ln	0.59mi	3/2.0	1,188 (-4%)	21mo	$320,000	$269	49
3924 E Sparrow Ln	0.37mi	3/2.0	1,386 (+12%)	18mo	$310,449	$224	47
4120 E Clear Creek Dr	0.74mi	4/2.0 (+1)	1,312 (+6%)	22mo	$280,000	$213	31

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-10,463
• Equity at exit: $25,198

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $12,755
• Equity at exit: $14,612

Cash invested: $47,320 (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: 140
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,814 medium
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $265

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 80%

Sensitivity live

Price	-10% $382	-5% $324	+0% $265	+5% $207	+10% $148
Rent	-10% $122	-5% $194	+0% $265	+5% $337	+10% $409
Rate	-1.0pp $350	-0.5pp $308	base $265	+0.5pp $221	+1.0pp $177

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-03
   remarks 259-char remark
2. 2026-06-03
   listed $169,000 Pending 152 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°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: $21,770
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$4,916
• Taxable income: $524
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $3,057/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: 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

+838.9% since first listed

14 events — show timeline

• 2026-06-02 Pending — ARMLS
• 2026-05-15 Sold (MLS) — ARMLS
• 2026-03-30 Pending — ARMLS
• 2026-03-16 Price Changed $169,000 ARMLS
• 2026-02-27 Price Changed $189,900 ARMLS
• 2026-01-28 Relisted — ARMLS
• 2026-01-28 Price Changed $214,000 ARMLS
• 2026-01-26 Listing Removed — ARMLS
• 2025-12-31 Price Changed $225,000 ARMLS
• 2025-12-03 Price Changed $235,500 ARMLS
• 2025-10-27 Listed $247,500 ARMLS
• 2023-06-02 Sold (MLS) $275,000 ARMLS
• 2023-04-04 Listed $279,000 ARMLS
• 1991-02-08 Sold (Public Records) $18,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $301 · +6.1% YoY. Source: county tax records.