85 Copper Canyon Loop · Camp Verde, AZ 86322

$199,900

3 bd · 2.0 ba · 1,423 sqft · Manufactured · 214 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 +17.9/30.0
• ARV discount +7.4/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW....PRICE REDUCTION AND UPDATE!! Sellers have purchased a backyard fence for the property. The fence shall be included in the sale, and will be installed in the next two weeks. Welcome to this well-maintained 3-bedroom, 2-bath Champion model manufactured home located in Verde Ranch Estates--an all-ages, gated community in the heart of Camp Verde, Arizona. Offering 1,423 sq ft of well-designed living space, this home delivers a balance of comfort, practicality, and easy living that appeals to first-time buyers, retirees, or anyone seeking a simpler, low-maintenance lifestyle. Inside, the open layout creates a natural flow between the living room, dining area, and kitchen, allowing light to brighten the space throughout the day. The kitchen features generous cabinetry, stainless steel appliances, efficient workspace, and modern touches that make daily routines convenient and enjoyable. The primary bedroom includes an en-suite bath, offering privacy and comfort, while the additional bedrooms provide flexibility for guests, a home office, or hobbies. Thoughtful upgrades and updates throughout the home enhance both style and functionality, contributing to its well-cared-for condition. A covered carport adds year-round convenience, and the low-maintenance exterior means you can spend more time enjoying the community's amenities and less time on upkeep. And that's where this property truly shines - Verde Ranch Estates offers a lifestyle that feels like a blend of comfort, connection, and recreation. Within the gated community, residents enjoy access to an impressive selection of amenities: a welcoming clubhouse, outdoor pool, spa, fitness center, game room, pickleball courts, dog run, playground, and beautifully maintained common areas. Whether you prefer relaxing in the spa, staying active on the courts, enjoying social gatherings, or taking morning walks around the neighborhood, this community makes it easy to settle into a daily rhythm that feels both peaceful and engaging. Conveniently located near shopping, dining, medical services, and outdoor attractions throughout the Verde Valley, the home offers easy access to everything you need while maintaining a sense of tranquility. With its thoughtful layout, well-kept condition, and access to resort-style amenities, this home presents an appealing opportunity for buyers wanting comfort, simplicity, and a strong sense of community.

Key facts

• Gated community
• Generous cabinetry
• Covered carport

Tags

• GATED COMMUNITY
• OPEN LAYOUT
• GENEROUS CABINETRY
• COVERED CARPORT
• LOW-MAINTENANCE EXTERIOR
• WELCOMING CLUBHOUSE

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 $169 ($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 $196k (1.8% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: 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: 140 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 214 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 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 $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 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. 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: 0.98% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $199,500
• List price: $199,900
• Delta: 0.20%
• 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	0.08mi	3/2.0	1,423 (0%)	1mo	$199,500	$140	96
61 S Copper Canyon Loop	0.07mi	3/2.0	1,423 (0%)	4mo	$192,500	$135	94
75 S Copper Canyon Loop	0.04mi	3/2.0	1,423 (0%)	7mo	$209,000	$147	93
60 S Copper Canyon Loop	0.08mi	3/2.0	1,326 (-7%)	5mo	$205,000	$155	81
80 S Copper Canyon Loop	0.10mi	3/2.0	1,326 (-7%)	5mo	$187,400	$141	80
946 W Viceroy Ln	0.11mi	3/2.0	1,326 (-7%)	13mo	$245,148	$185	73
81 S Copper Canyon Lp	0.10mi	3/2.0	1,326 (-7%)	15mo	$212,000	$160	72
972 W Viceroy Ln	0.11mi	3/2.0	1,326 (-7%)	16mo	$221,024	$167	71
1056 Wheeler Rd	0.18mi	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	0.34mi	3/2.0	1,326 (-7%)	15mo	$158,000	$119	60
288 W Maryvale Dr	0.70mi	3/2.0	1,307 (-8%)	9mo	$260,000	$199	47

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-21,595
• Equity at exit: $29,806

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-4,819
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,963 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $169

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 86%

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: $49,975
• Closing costs: $5,997
• 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	43d	1	0.18mi
1064 W Rustic Pine Rd Camp Verde, AZ	2.0	2.0	937	$1,783	$1.90	43d	1	0.21mi
357 Cliffs Pkwy Apt J Camp Verde, AZ	2.0	1.0	898	$1,455	$1.62	43d	1	0.45mi
627 S Azure Dr Camp Verde, AZ	3.0	2.0	1581	$1,850	$1.17	13d	1	0.55mi
365 N Homestead Pkwy Camp Verde, AZ	1.0–3.0	1.0–2.0	1070	$2,500	$2.34	13d	1	0.61mi
392 N Homestead Pkwy Camp Verde, AZ	3.0	2.0	1500	$2,500	$1.67	13d	1	0.61mi
142 W Maryvale Dr Camp Verde, AZ	2.0	2.0	890	$1,405	$1.58	43d	1	0.78mi
499 S 2nd St Camp Verde, AZ	2.0	1.0	950	$1,505	$1.58	13d	1	0.87mi

Listing history 20 events

1. 2026-06-18
   days on market $199,900 Active 214 DOM
2. 2026-06-17
   days on market $199,900 Active 213 DOM
3. 2026-06-16
   days on market $199,900 Active 212 DOM
4. 2026-06-15
   days on market $199,900 Active 211 DOM
5. 2026-06-14
   days on market $199,900 Active 209 DOM
6. 2026-06-13
   days on market $199,900 Active 208 DOM
7. 2026-06-10
   days on market $199,900 Active 206 DOM
8. 2026-06-09
   days on market $199,900 Active 205 DOM
9. 2026-06-08
   days on market $199,900 Active 204 DOM
10. 2026-06-07
    days on market $199,900 Active 203 DOM
11. 2026-06-05
    days on market $199,900 Active 200 DOM
12. 2026-06-03
    days on market $199,900 Active 199 DOM
13. 2026-06-02
    days on market $199,900 Active 198 DOM
14. 2026-06-01
    days on market $199,900 Active 197 DOM
15. 2026-05-31
    days on market $199,900 Active 196 DOM
16. 2026-05-30
    days on market $199,900 Active 195 DOM
17. 2026-04-19
    price $199,900 2431-char remark

    Show marketing remark (2431 chars)

    NEW....PRICE REDUCTION AND UPDATE!! Sellers have purchased a backyard fence for the property. The fence shall be included in the sale, and will be installed in the next two weeks. Welcome to this well-maintained 3-bedroom, 2-bath Champion model manufactured home located in Verde Ranch Estates--an all-ages, gated community in the heart of Camp Verde, Arizona. Offering 1,423 sq ft of well-designed living space, this home delivers a balance of comfort, practicality, and easy living that appeals to first-time buyers, retirees, or anyone seeking a simpler, low-maintenance lifestyle. Inside, the open layout creates a natural flow between the living room, dining area, and kitchen, allowing light to brighten the space throughout the day. The kitchen features generous cabinetry, stainless steel appliances, efficient workspace, and modern touches that make daily routines convenient and enjoyable. The primary bedroom includes an en-suite bath, offering privacy and comfort, while the additional bedrooms provide flexibility for guests, a home office, or hobbies. Thoughtful upgrades and updates throughout the home enhance both style and functionality, contributing to its well-cared-for condition. A covered carport adds year-round convenience, and the low-maintenance exterior means you can spend more time enjoying the community's amenities and less time on upkeep. And that's where this property truly shines - Verde Ranch Estates offers a lifestyle that feels like a blend of comfort, connection, and recreation. Within the gated community, residents enjoy access to an impressive selection of amenities: a welcoming clubhouse, outdoor pool, spa, fitness center, game room, pickleball courts, dog run, playground, and beautifully maintained common areas. Whether you prefer relaxing in the spa, staying active on the courts, enjoying social gatherings, or taking morning walks around the neighborhood, this community makes it easy to settle into a daily rhythm that feels both peaceful and engaging. Conveniently located near shopping, dining, medical services, and outdoor attractions throughout the Verde Valley, the home offers easy access to everything you need while maintaining a sense of tranquility. With its thoughtful layout, well-kept condition, and access to resort-style amenities, this home presents an appealing opportunity for buyers wanting comfort, simplicity, and a strong sense of community.

18. 2025-11-16
    listed $209,000 Active 2431-char remark

    Show marketing remark (2431 chars)

    NEW....PRICE REDUCTION AND UPDATE!! Sellers have purchased a backyard fence for the property. The fence shall be included in the sale, and will be installed in the next two weeks. Welcome to this well-maintained 3-bedroom, 2-bath Champion model manufactured home located in Verde Ranch Estates--an all-ages, gated community in the heart of Camp Verde, Arizona. Offering 1,423 sq ft of well-designed living space, this home delivers a balance of comfort, practicality, and easy living that appeals to first-time buyers, retirees, or anyone seeking a simpler, low-maintenance lifestyle. Inside, the open layout creates a natural flow between the living room, dining area, and kitchen, allowing light to brighten the space throughout the day. The kitchen features generous cabinetry, stainless steel appliances, efficient workspace, and modern touches that make daily routines convenient and enjoyable. The primary bedroom includes an en-suite bath, offering privacy and comfort, while the additional bedrooms provide flexibility for guests, a home office, or hobbies. Thoughtful upgrades and updates throughout the home enhance both style and functionality, contributing to its well-cared-for condition. A covered carport adds year-round convenience, and the low-maintenance exterior means you can spend more time enjoying the community's amenities and less time on upkeep. And that's where this property truly shines - Verde Ranch Estates offers a lifestyle that feels like a blend of comfort, connection, and recreation. Within the gated community, residents enjoy access to an impressive selection of amenities: a welcoming clubhouse, outdoor pool, spa, fitness center, game room, pickleball courts, dog run, playground, and beautifully maintained common areas. Whether you prefer relaxing in the spa, staying active on the courts, enjoying social gatherings, or taking morning walks around the neighborhood, this community makes it easy to settle into a daily rhythm that feels both peaceful and engaging. Conveniently located near shopping, dining, medical services, and outdoor attractions throughout the Verde Valley, the home offers easy access to everything you need while maintaining a sense of tranquility. With its thoughtful layout, well-kept condition, and access to resort-style amenities, this home presents an appealing opportunity for buyers wanting comfort, simplicity, and a strong sense of community.

19. 2022-10-13
    soldstatus $224,954 796-char remark

    Show marketing remark (796 chars)

    Welcome to Verde Ranch Estates largest model . Escape to the Verde Valley and be close to the river. This Home is special with its coffered ceiling, his and hers sinks in the master bath, spacious kitchen and large great room. The three-bedroom two bath has 9 foot ceiling that feels really spacious. The Refrigerator, Dish Washer, Range and Microwave are upgraded Stainless Steel. All owners have full access to all the Estates amenities including the pool and hot tub. Your safety is paramount with every resident is required to pass a background check. Listing price includes tax and closing costs for a cash buyer. Land Lease is 535.50-month w/tax for a premium lot. The friendly staff at Verde Ranch estates can provide buyers with updated costs for the covered carport and fenced back

20. 2022-10-12
    listed $224,954 796-char remark

    Show marketing remark (796 chars)

    Welcome to Verde Ranch Estates largest model . Escape to the Verde Valley and be close to the river. This Home is special with its coffered ceiling, his and hers sinks in the master bath, spacious kitchen and large great room. The three-bedroom two bath has 9 foot ceiling that feels really spacious. The Refrigerator, Dish Washer, Range and Microwave are upgraded Stainless Steel. All owners have full access to all the Estates amenities including the pool and hot tub. Your safety is paramount with every resident is required to pass a background check. Listing price includes tax and closing costs for a cash buyer. Land Lease is 535.50-month w/tax for a premium lot. The friendly staff at Verde Ranch estates can provide buyers with updated costs for the covered carport and fenced back

ⓘ 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: $23,552
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$5,815
• Taxable loss: −$1,227
• Est. tax savings @ 24.0%: +$294
• After-tax cash flow: $2,323/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 75/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bath Champion model manufactured home in Verde Ranch Estates is ready for a fresh coat of paint and some landscaping improvements to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers or renters.
• Both HVAC maintenance — Regular HVAC maintenance ensures the system runs efficiently and can prevent costly repairs in the future.
• Both Interior cleaning — A thorough cleaning can make the home look more inviting and well-maintained to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers or renters. ↑
• Both HVAC maintenance — Regular HVAC maintenance ensures the system runs efficiently and can prevent costly repairs in the future. ↑
• Both Interior cleaning — A thorough cleaning can make the home look more inviting and well-maintained to potential buyers or renters. ↑

ⓘ 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

4 events — show timeline

• 2026-04-19 Price Changed $199,900 ARMLS
• 2025-11-16 Listed $209,000 ARMLS
• 2022-10-13 Sold (MLS) $224,954 ARMLS
• 2022-10-12 Listed $224,954 ARMLS