3243 E Mocking Bird Ln · Camp Verde, AZ 86322

$175,000

3 bd · 1.0 ba · 784 sqft · Manufactured public records · 40 Days on market

Built 1984

---

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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.2/10.0
• 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, Come take a look at this very clean and well cared for home with a covered entry and fenced yard with mature shade trees and attached carport. This 2-bedroom manufactured home has a large open living room with a kitchen dining combo. Bedrooms have plenty of space. Property has 2 separate bonus rooms could be used for just about anything like, hobby, home gym, office, studio or storage. All appliances stay with this little gem. Come take a look today.

Key facts

• Attached carport
• All appliances stay
• Kitchen dining combo

Tags

• ATTACHED CARPORT
• LARGE OPEN LIVING ROOM
• KITCHEN DINING COMBO
• 2 SEPARATE BONUS ROOMS
• ALL APPLIANCES STAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $230 ($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 $160k (8.4% below list).
• Recommended offer: $160k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: 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: 143 active listings in the ZIP; 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 40 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask is 35% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $55k; list at $175k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $160,355 (8.4% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-13,815
• Equity at exit: $26,093

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $6,470
• Equity at exit: $15,131

Cash invested: $49,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,604 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $230

Break-even live

Break-even rent $1,313

Max offer price $175,000

Occupancy floor 81%

Sensitivity live

Price	-10% $329	-5% $279	+0% $230	+5% $180	+10% $131
Rent	-10% $103	-5% $166	+0% $230	+5% $293	+10% $356
Rate	-1.0pp $318	-0.5pp $274	base $230	+0.5pp $184	+1.0pp $138

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $175,000 Active 40 DOM
2. 2026-06-18
   days on market $175,000 Active 37 DOM
3. 2026-06-17
   days on market $175,000 Active 36 DOM
4. 2026-06-16
   days on market $175,000 Active 35 DOM
5. 2026-06-15
   days on market $175,000 Active 34 DOM
6. 2026-06-14
   days on market $175,000 Active 32 DOM
7. 2026-06-13
   days on market $175,000 Active 31 DOM
8. 2026-06-10
   days on market $175,000 Active 29 DOM
9. 2026-06-09
   days on market $175,000 Active 28 DOM
10. 2026-06-08
    days on market $175,000 Active 27 DOM
11. 2026-06-07
    days on market $175,000 Active 26 DOM
12. 2026-06-05
    days on market $175,000 Active 23 DOM
13. 2026-06-03
    days on market $175,000 Active 22 DOM
14. 2026-06-02
    days on market $175,000 Active 21 DOM
15. 2026-06-01
    days on market $175,000 Active 20 DOM
16. 2026-05-31
    days on market $175,000 Active 19 DOM
17. 2026-05-30
    days on market $175,000 Active 18 DOM
18. 2026-05-13
    price $175,000 368-char remark
19. 2026-05-12
    listed $130,000 Active 368-char remark
20. 2017-09-07
    soldstatus $55,000 468-char remark

    Show marketing remark (468 chars)

    Camp Verde, Come take a look at this very clean and well cared for home with a covered entry and fenced yard with mature shade trees and attached carport. This 2-bedroom manufactured home has a large open living room with a kitchen dining combo. Bedrooms have plenty of space. Property has 2 separate bonus rooms could be used for just about anything like, hobby, home gym, office, studio or storage. All appliances stay with this little gem. Come take a look today.

21. 2017-09-06
    soldstatus $50,000
22. 2017-02-14
    listed $59,500 468-char remark

    Show marketing remark (468 chars)

    Camp Verde, Come take a look at this very clean and well cared for home with a covered entry and fenced yard with mature shade trees and attached carport. This 2-bedroom manufactured home has a large open living room with a kitchen dining combo. Bedrooms have plenty of space. Property has 2 separate bonus rooms could be used for just about anything like, hobby, home gym, office, studio or storage. All appliances stay with this little gem. Come take a look today.

23. 1997-08-05
    soldstatus $55,000
24. 1987-03-03
    soldstatus $6,500

ⓘ 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: $559 · $47/mo
• Projected year-2 tax: $1,155 · $96/mo
• Expected delta: +$596/yr (+$50/mo · 106.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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: $19,243
• − Mortgage interest: −$9,803
• − Property taxes: −$559
• − Insurance: −$875
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$5,091
• Taxable loss: −$163
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $2,795/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

+2592.3% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $175,000 FSBO.com
• 2026-05-12 Listed $130,000 FSBO.com
• 2017-09-07 Sold (MLS) $55,000 ARMLS
• 2017-09-06 Sold (Public Records) $50,000 Public Records
• 2017-02-14 Listed $59,500 ARMLS
• 1997-08-05 Sold (Public Records) $55,000 Public Records
• 1987-03-03 Sold (Public Records) $6,500 Public Records

Property tax history

+4.9%/yr

Latest (2025): $559 · +5.6% YoY. Source: county tax records.