1487 W Horseshoe Bend Dr #9 · Camp Verde, AZ 86322

$105,000

2 bd · 2.0 ba · 1,624 sqft · Manufactured · 105 Days on market

Built 1996 Average condition 5,227 sqft lot $65/sqft · 67% below area ↓ 40% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced below market value with fabulous mountain views! Spacious 1,624 sq ft double-wide in the desirable Willows 55+ community in Camp Verde with covered front deck perfect for enjoying the scenery. Home offers 2 bedrooms, 2 bathrooms plus office/den, and a large family room with comfortable living space. Recent updates include newer roof, AC/furnace, and hot water heater. Property features covered parking, easy-care landscaping, a 12x14 workshop with electricity, and additional storage shed. Community amenities include clubhouse, tennis court, horseshoe pit, and social activities. Conveniently located between Camp Verde and Cottonwood for convenient shopping, dining, and services. Buyer to complete park application during inspection period.

Key facts

• Covered parking
• Ac furnace
• Newer roof

Tags

• MOUNTAIN VIEWS
• COVERED FRONT DECK
• NEWER ROOF
• AC FURNACE
• HOT WATER HEATER
• COVERED PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 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 $726 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate 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 $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.49% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.84%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $322,979
• List price: $105,000
• Delta: -67.49%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1487 W Horseshoe Bend Dr #95	0.00mi	3/2.0 (+1)	1,568 (-3%)	13mo	$160,000	$102	78
1487 W Horseshoe Bend Dr #40	0.00mi	3/— (+1)	1,496 (-8%)	13mo	$90,000	$60	71
1487 W Horseshoe Bend Drive Dr #8	0.00mi	2/2.0	1,440 (-11%)	18mo	$90,000	$63	66
2034 N Rustler Trl	0.47mi	3/2.0 (+1)	1,449 (-11%)	7mo	$400,000	$276	49
1550 W Horseshoe Bend Dr	0.56mi	3/2.0 (+1)	1,441 (-11%)	1mo	$170,000	$118	49
2606 Rainbow Dr	0.73mi	3/2.0 (+1)	1,560 (-4%)	21mo	$372,000	$238	37

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: 13.2%
• Equity multiple: 1.53×
• Total profit: $15,522
• Equity at exit: $15,656

10-year hold

• IRR: 22.1%
• Equity multiple: 2.89×
• Total profit: $55,479
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,565 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $510

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 62%

Sensitivity live

Price	-10% $583	-5% $547	+0% $510	+5% $474	+10% $438
Rent	-10% $387	-5% $449	+0% $510	+5% $572	+10% $634
Rate	-1.0pp $563	-0.5pp $537	base $510	+0.5pp $483	+1.0pp $456

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $105,000 Active 105 DOM
2. 2026-06-17
   days on market $105,000 Active 104 DOM
3. 2026-06-16
   days on market $105,000 Active 103 DOM
4. 2026-06-15
   days on market $105,000 Active 102 DOM
5. 2026-06-14
   days on market $105,000 Active 100 DOM
6. 2026-06-13
   days on market $105,000 Active 99 DOM
7. 2026-06-10
   days on market $105,000 Active 97 DOM
8. 2026-06-09
   days on market $105,000 Active 96 DOM
9. 2026-06-08
   days on market $105,000 Active 95 DOM
10. 2026-06-07
    days on market $105,000 Active 94 DOM
11. 2026-06-05
    days on market $105,000 Active 91 DOM
12. 2026-06-03
    days on market $105,000 Active 90 DOM
13. 2026-06-02
    days on market $105,000 Active 89 DOM
14. 2026-06-01
    days on market $105,000 Active 88 DOM
15. 2026-05-31
    days on market $105,000 Active 87 DOM
16. 2026-05-30
    days on market $105,000 Active 86 DOM
17. 2026-04-06
    price $105,000 752-char remark

    Show marketing remark (752 chars)

    Priced below market value with fabulous mountain views! Spacious 1,624 sq ft double-wide in the desirable Willows 55+ community in Camp Verde with covered front deck perfect for enjoying the scenery. Home offers 2 bedrooms, 2 bathrooms plus office/den, and a large family room with comfortable living space. Recent updates include newer roof, AC/furnace, and hot water heater. Property features covered parking, easy-care landscaping, a 12x14 workshop with electricity, and additional storage shed. Community amenities include clubhouse, tennis court, horseshoe pit, and social activities. Conveniently located between Camp Verde and Cottonwood for convenient shopping, dining, and services. Buyer to complete park application during inspection period.

18. 2026-03-18
    price $108,000 752-char remark

    Show marketing remark (752 chars)

    Priced below market value with fabulous mountain views! Spacious 1,624 sq ft double-wide in the desirable Willows 55+ community in Camp Verde with covered front deck perfect for enjoying the scenery. Home offers 2 bedrooms, 2 bathrooms plus office/den, and a large family room with comfortable living space. Recent updates include newer roof, AC/furnace, and hot water heater. Property features covered parking, easy-care landscaping, a 12x14 workshop with electricity, and additional storage shed. Community amenities include clubhouse, tennis court, horseshoe pit, and social activities. Conveniently located between Camp Verde and Cottonwood for convenient shopping, dining, and services. Buyer to complete park application during inspection period.

19. 2026-03-03
    listed $120,000 Active 752-char remark

    Show marketing remark (752 chars)

    Priced below market value with fabulous mountain views! Spacious 1,624 sq ft double-wide in the desirable Willows 55+ community in Camp Verde with covered front deck perfect for enjoying the scenery. Home offers 2 bedrooms, 2 bathrooms plus office/den, and a large family room with comfortable living space. Recent updates include newer roof, AC/furnace, and hot water heater. Property features covered parking, easy-care landscaping, a 12x14 workshop with electricity, and additional storage shed. Community amenities include clubhouse, tennis court, horseshoe pit, and social activities. Conveniently located between Camp Verde and Cottonwood for convenient shopping, dining, and services. Buyer to complete park application during inspection period.

20. 2023-09-21
    historical
21. 2023-08-13
    listed $148,900
22. 2023-08-13
    historical
23. 2023-08-02
    price $149,000
24. 2023-04-30
    price $159,800
25. 2023-03-30
    status Active
26. 2023-03-24
    historical Active with Contingency
27. 2023-03-09
    price $164,900
28. 2023-02-17
    price $169,900
29. 2023-02-03
    listed $175,700 Active

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $18,777
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$3,055
• Taxable income: $4,736
• Est. tax owed @ 24.0%: −$1,137
• After-tax cash flow: $4,989/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

Average 55/100 Moderate rehab

The home is in average condition with moderate repairs needed, particularly to the exterior and kitchen. Upgrades to the exterior and kitchen would significantly enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — existing condition
• Minor bathroom fixtures — existing condition
• Moderate exterior paint — existing paint condition
• Minor landscaping — existing landscaping

Value-add opportunities

• Resale paint exterior siding — enhances curb appeal
• Resale replace kitchen cabinets — modernizes kitchen
• Resale replace bathroom fixtures — modernizes bathroom
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · existing condition	Minor	$500–3,000
bathroom fixtures · existing condition	Minor	$500–3,000
exterior paint · existing paint condition	Moderate	$3,000–15,000
landscaping · existing landscaping	Minor	$500–3,000
Total estimated repair cost · 4 items		$4,500–24,000

Value-add ROI direction

• Resale paint exterior siding — enhances curb appeal ↑
• Resale replace kitchen cabinets — modernizes kitchen ↑
• Resale replace bathroom fixtures — modernizes bathroom ↑
• 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

-40.2% since first listed

13 events — show timeline

• 2026-04-06 Price Changed $105,000 ARMLS
• 2026-03-18 Price Changed $108,000 ARMLS
• 2026-03-03 Listed $120,000 ARMLS
• 2023-09-21 Listing Removed — ARMLS
• 2023-08-13 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2023-08-13 Listed $148,900 ARMLS
• 2023-08-02 Price Changed $149,000 PAARMLS as Distributed by MLS Grid
• 2023-04-30 Price Changed $159,800 PAARMLS as Distributed by MLS Grid
• 2023-03-30 Relisted — PAARMLS as Distributed by MLS Grid
• 2023-03-24 Contingent — PAARMLS as Distributed by MLS Grid
• 2023-03-09 Price Changed $164,900 PAARMLS as Distributed by MLS Grid
• 2023-02-17 Price Changed $169,900 PAARMLS as Distributed by MLS Grid
• 2023-02-03 Listed $175,700 PAARMLS as Distributed by MLS Grid