39 Ranch Dr · Camp Verde, AZ 86322

$199,500

3 bd · 2.0 ba · 1,423 sqft · Manufactured · 38 Days on market

Built 2022 Good condition Est $221k · 10% under ↓ 7% since listing

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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 +18.6/30.0
• ARV discount +11.8/15.0
• 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 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 637.50-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 yard

Key facts

• Gated community
• Central island
• Quiet cul-de-sac

Tags

• GATED COMMUNITY
• OPEN-CONCEPT LAYOUT
• CENTRAL ISLAND
• STAINLESS STEEL APPLIANCES
• QUIET CUL-DE-SAC
• RESORT-STYLE AMENITIES

Property features AI

Finance

• Other: Private maintained road
• Financial info: Land lease amount is a monthly fee
• HOA & community: Land lease community with monthly land lease fee; No association fees included; Association rule: no visible trucks, trailers, RVs, or boats; Community amenities include pool, heated community spa, pickleball courts, playground, biking/walking paths, and fitness center

Exterior

• Parking: 3 open parking spaces; 2 covered spaces; 2 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile housing; Leasehold ownership
• Construction: Wood siding and wood frame construction; Composition roof
• Exterior features: Private street access; Storage; Shed(s); Desert front yard; Cul-de-sac location; Gravel/stone front and back landscaping; Automatic timer irrigation in front; Panoramic views including red rocks/boulders and mountains

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Kitchen island; Pantry; Laminate countertops; Eat-in kitchen and breakfast bar
• Bedrooms: Potential for 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Floor furnace; Wall furnace; Central air conditioning
• Interior features: High speed internet available; Double vanity in bathroom; Eat-in kitchen with breakfast bar; Kitchen island; Pantry; 3/4 bath in master bedroom; No interior steps; Laminate counters; Dual-pane windows with vinyl frames
• Laundry & utility: Laundry area inside with washer/dryer hookups

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: $194k (3.0% 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: 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: 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 38 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $193,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. 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.
5. 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.
6. 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 (on-the-fly): $220,565
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Ranch Dr	0.00mi	3/2.0	1,423 (0%)	1mo	$199,500	$140	99
61 S Copper Canyon Loop	0.05mi	3/2.0	1,423 (0%)	4mo	$192,500	$135	94
75 S Copper Canyon Loop	0.05mi	3/2.0	1,423 (0%)	7mo	$209,000	$147	92
60 S Copper Canyon Loop	0.05mi	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	80
946 W Viceroy Ln	0.09mi	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	72
972 W Viceroy Ln	0.10mi	3/2.0	1,326 (-7%)	16mo	$221,024	$167	71
1056 Wheeler Rd	0.20mi	3/2.0	1,326 (-7%)	12mo	$230,000	$173	70
1174 W Wheeler Rd W	0.32mi	3/2.0	1,320 (-7%)	8mo	$195,000	$148	66
31 S Mann Cir	0.34mi	3/2.0	1,326 (-7%)	15mo	$158,000	$119	60
288 W Maryvale Dr	0.73mi	3/2.0	1,307 (-8%)	9mo	$260,000	$199	45

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	45d	1	0.08mi
1064 W Rustic Pine Rd Camp Verde, AZ	2.0	2.0	937	$1,783	$1.90	45d	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	45d	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	45d	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 7 events

1. 2026-05-21
   status Pending
2. 2026-04-27
   historical Under Contract Accepting Backups
3. 2026-04-13
   listed $199,500 Active
4. 2024-04-30
   historical
5. 2023-12-29
   listed $220,000
6. 2022-12-29
   soldstatus $215,494 799-char remark

   Show marketing remark (799 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 637.50-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 yard

7. 2021-12-10
   listed $215,564 799-char remark

   Show marketing remark (799 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 637.50-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 yard

ⓘ 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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, 2022 manufactured home in Verde Ranch Estates is move-in ready with good condition and minimal repairs needed. It offers a spacious, open-concept layout and is part of a gated community with amenities.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make the home look newer
• Both Landscaping — Enhances curb appeal and adds value

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 Landscaping — Enhances curb appeal and adds value ↑

ⓘ 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

-7.5% since first listed

7 events — show timeline

• 2026-05-21 Pending — ARMLS
• 2026-04-27 Contingent — ARMLS
• 2026-04-13 Listed $199,500 ARMLS
• 2024-04-30 Listing Removed — ARMLS
• 2023-12-29 Listed $220,000 ARMLS
• 2022-12-29 Sold (MLS) $215,494 ARMLS
• 2021-12-10 Listed $215,564 ARMLS