723 W Finnie Flat Rd #15 · Camp Verde, AZ 86322

$62,500

3 bd · 1.0 ba · 800 sqft · Manufactured · 83 Days on market

Built 1971 Good condition $78/sqft · 68% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Charming 3 bedroom home in a welcoming community. This well maintained 3-bedroom 1bath manufactured home, offers comfort, functionality, and a great place to be. Located in a friendly mobile home park, the property has been cared for and is ready for you to move in

Key facts

• Parking
• Built 1971
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $62k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $972 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $62k).
• Recommended offer: $59k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.0% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 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 $432 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $58,750 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.84% ✓
• Cap rate: 24.95%
• Cash-on-cash: 66.64%
• DSCR: 3.96
• GRM: 2.9

CMA / ARV

• ARV (median comp): $198,327
• List price: $62,500
• Delta: -68.49%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 S 3rd St	0.70mi	2/2.0 (-1)	801 (+0%)	2mo	$225,000	$281	57
611 S 4th St S #0	0.65mi	2/1.0 (-1)	785 (-2%)	9mo	$97,500	$124	54
723 W Finnie Flat Rd #65	0.07mi	2/2.0 (-1)	896 (+12%)	18mo	$49,500	$55	53
505 S 3rd St	0.69mi	2/2.0 (-1)	864 (+8%)	14mo	$260,000	$301	34

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: 65.9%
• Equity multiple: 3.96×
• Total profit: $51,792
• Equity at exit: $9,319

10-year hold

• IRR: 70.2%
• Equity multiple: 8.14×
• Total profit: $124,906
• Equity at exit: $5,404

Cash invested: $17,500 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$328
• Tax est. 1.5%: −$78 /mo · $938/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $972

Break-even live

Break-even rent $547

Max offer price $62,500

Occupancy floor 40%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
357 Cliffs Pkwy Apt J Camp Verde, AZ	2.0	1.0	898	$1,455	$1.62	43d	1	0.36mi
1064 W Rustic Pine Rd Camp Verde, AZ	2.0	2.0	937	$1,783	$1.90	43d	1	0.39mi
142 W Maryvale Dr Camp Verde, AZ	2.0	2.0	890	$1,405	$1.58	43d	1	0.65mi
499 S 2nd St Camp Verde, AZ	2.0	1.0	950	$1,505	$1.58	13d	1	0.76mi
365 N Homestead Pkwy Camp Verde, AZ	1.0–3.0	1.0–2.0	1070	$2,500	$2.34	13d	1	0.81mi

Listing history 17 events

1. 2026-06-18
   days on market $62,500 Active 83 DOM
2. 2026-06-17
   days on market $62,500 Active 82 DOM
3. 2026-06-16
   days on market $62,500 Active 81 DOM
4. 2026-06-15
   days on market $62,500 Active 80 DOM
5. 2026-06-14
   days on market $62,500 Active 78 DOM
6. 2026-06-13
   days on market $62,500 Active 77 DOM
7. 2026-06-10
   days on market $62,500 Active 75 DOM
8. 2026-06-09
   days on market $62,500 Active 74 DOM
9. 2026-06-08
   days on market $62,500 Active 73 DOM
10. 2026-06-07
    days on market $62,500 Active 72 DOM
11. 2026-06-05
    days on market $62,500 Active 69 DOM
12. 2026-06-03
    days on market $62,500 Active 68 DOM
13. 2026-06-02
    days on market $62,500 Active 67 DOM
14. 2026-06-01
    days on market $62,500 Active 66 DOM
15. 2026-05-31
    days on market $62,500 Active 65 DOM
16. 2026-05-30
    days on market $62,500 Active 64 DOM
17. 2026-03-27
    listed $70,000 Active 266-char remark

    Show marketing remark (266 chars)

    Charming 3 bedroom home in a welcoming community. This well maintained 3-bedroom 1bath manufactured home, offers comfort, functionality, and a great place to be. Located in a friendly mobile home park, the property has been cared for and is ready for you to move in

ⓘ 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 ≥105°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: $21,322
• − Mortgage interest: −$3,501
• − Property taxes: −$938
• − Insurance: −$312
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$1,818
• Taxable income: $11,341
• Est. tax owed @ 24.0%: −$2,722
• After-tax cash flow: $8,939/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 75/100 Cosmetic rehab

This well-maintained 3-bedroom manufactured home is ready for a new owner. It offers a good condition with minor cosmetic updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping and tree stump removal — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants.
• Both HVAC maintenance — A clean and efficient HVAC system can improve comfort and reduce energy costs.
• Both Kitchen and bathroom updates — Modernizing these spaces can increase the home's appeal and value.
• Both Flooring replacement — Replacing worn-out flooring can improve the home's overall appearance and functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping and tree stump removal — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants. ↑
• Both HVAC maintenance — A clean and efficient HVAC system can improve comfort and reduce energy costs. ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can increase the home's appeal and value. ↑
• Both Flooring replacement — Replacing worn-out flooring can improve the home's overall appearance and functionality. ↑

ⓘ 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

1 event — show timeline

• 2026-03-27 Listed $70,000 ARMLS