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

$62,500

3 bd · 1.0 ba · 800 sqft · Manufactured · 226 Days on market

Manufactured home Built 1971 Good condition $78/sqft · 66% 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
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Manufactured-home adj. -5.7

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.

Key facts

• Parking
• Built 1971
• Listed 225 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 $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.2% 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: 230 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 155d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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).

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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($55k) 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 $55,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.13% ✓
• Cap rate: 18.22%
• Cash-on-cash: 42.60%
• DSCR: 2.90
• GRM: 3.9

CMA / ARV

• ARV (median comp): $183,664
• List price: $62,500
• Delta: -65.97%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
983 W Thorton Rd	0.25mi	2/2.0 (-1)	920 (+15%)	0mo	$169,000	$184	54
615 S 3rd St	0.70mi	2/2.0 (-1)	801 (+0%)	6mo	$225,000	$281	53
1023 W Thorton Rd	0.28mi	2/2.0 (-1)	920 (+15%)	0mo	$161,900	$176	53
124 S Copper Canyon Loop	0.31mi	2/2.0 (-1)	920 (+15%)	0mo	$160,000	$174	51
611 S 4th St S #0	0.65mi	2/1.0 (-1)	785 (-2%)	13mo	$97,500	$124	50
1078 W Rustic Pine Rd	0.35mi	2/2.0 (-1)	920 (+15%)	5mo	$198,327	$216	45
983 W Thorton Rd	0.25mi	2/2.0 (-1)	920 (+15%)	13mo	$215,000	$234	44
1145 Thorton Rd	0.30mi	2/2.0 (-1)	920 (+15%)	13mo	$164,000	$178	41
1007 W Thorton Rd	0.34mi	2/2.0 (-1)	920 (+15%)	15mo	$166,000	$180	38
1072 W Rustic Pine Rd	0.33mi	2/2.0 (-1)	920 (+15%)	19mo	$188,009	$204	35
212 E Meckem Ln	0.95mi	2/1.0 (-1)	721 (-10%)	15mo	$112,000	$155	31
505 S 3rd St	0.69mi	2/2.0 (-1)	864 (+8%)	19mo	$260,000	$301	30

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: 39.4%
• Equity multiple: 2.68×
• Total profit: $29,463
• Equity at exit: $9,319

10-year hold

• IRR: 45.8%
• Equity multiple: 5.38×
• Total profit: $76,691
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 4 under contract
• Months of supply: 4.5 mo (22%/mo absorbed)
• Median asking: $186,890 ($220/sqft)
• Median days on market: 30 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +4.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86322

• Home prices YoY: -8.6%
• Active inventory: 230
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$328
• Tax est. 1.5%: −$78 /mo · $938/yr
• Insurance: −$26
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $621

Break-even live

Break-even rent $547

Max offer price $62,500

Occupancy floor 48%

Sensitivity live

Price	-10% $664	-5% $643	+0% $621	+5% $600	+10% $578
Rent	-10% $516	-5% $569	+0% $621	+5% $674	+10% $727
Rate	-1.0pp $653	-0.5pp $637	base $621	+0.5pp $605	+1.0pp $589

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 S Cliffs Pkwy Camp Verde, AZ	2.0	2.0	880	$1,300	$1.48	0d	1	0.21mi
357 Cliffs Pkwy Apt J Camp Verde, AZ	2.0	1.0	898	$1,455	$1.62	184d	1	0.36mi
1064 W Rustic Pine Rd Camp Verde, AZ	2.0	2.0	937	$1,783	$1.90	184d	1	0.39mi
142 W Maryvale Dr Camp Verde, AZ	2.0	2.0	890	$1,405	$1.58	184d	1	0.65mi
365 N Homestead Pkwy Camp Verde, AZ	1.0–3.0	1.0–2.0	1070	$2,350	$2.20	0d	1	0.73mi
499 S 2nd St Camp Verde, AZ	2.0	1.0	950	$1,505	$1.58	154d	1	0.76mi
365 N Homestead Pkwy Camp Verde, AZ	1.0–3.0	1.0–2.0	1070	$2,500	$2.34	154d	1	0.81mi

Listing history 50 events

1. 2026-11-08
   days on market $62,500 Active 226 DOM
2. 2026-11-07
   days on market $62,500 Active 225 DOM
3. 2026-11-06
   days on market $62,500 Active 224 DOM
4. 2026-11-05
   days on market $62,500 Active 223 DOM
5. 2026-11-04
   days on market $62,500 Active 222 DOM
6. 2026-11-02
   days on market $62,500 Active 220 DOM
7. 2026-11-01
   days on market $62,500 Active 219 DOM
8. 2026-10-31
   days on market $62,500 Active 218 DOM
9. 2026-10-30
   days on market $62,500 Active 217 DOM
10. 2026-10-29
    days on market $62,500 Active 216 DOM
11. 2026-10-28
    days on market $62,500 Active 215 DOM
12. 2026-10-27
    days on market $62,500 Active 214 DOM
13. 2026-10-26
    days on market $62,500 Active 213 DOM
14. 2026-10-25
    days on market $62,500 Active 212 DOM
15. 2026-10-24
    days on market $62,500 Active 211 DOM
16. 2026-10-23
    days on market $62,500 Active 210 DOM
17. 2026-10-22
    days on market $62,500 Active 209 DOM
18. 2026-10-21
    days on market $62,500 Active 208 DOM
19. 2026-10-20
    days on market $62,500 Active 207 DOM
20. 2026-10-19
    days on market $62,500 Active 206 DOM
21. 2026-10-18
    days on market $62,500 Active 205 DOM
22. 2026-10-17
    days on market $62,500 Active 204 DOM
23. 2026-10-16
    days on market $62,500 Active 203 DOM
24. 2026-10-15
    days on market $62,500 Active 202 DOM
25. 2026-10-14
    days on market $62,500 Active 201 DOM
26. 2026-10-13
    days on market $62,500 Active 200 DOM
27. 2026-10-12
    days on market $62,500 Active 199 DOM
28. 2026-10-11
    days on market $62,500 Active 198 DOM
29. 2026-10-10
    days on market $62,500 Active 197 DOM
30. 2026-10-09
    days on market $62,500 Active 196 DOM
31. 2026-10-08
    days on market $62,500 Active 195 DOM
32. 2026-10-07
    days on market $62,500 Active 194 DOM
33. 2026-10-06
    days on market $62,500 Active 193 DOM
34. 2026-10-05
    days on market $62,500 Active 192 DOM
35. 2026-10-04
    days on market $62,500 Active 191 DOM
36. 2026-10-04
    days on market $62,500 Active 190 DOM
37. 2026-10-02
    days on market $62,500 Active 189 DOM
38. 2026-10-01
    days on market $62,500 Active 188 DOM
39. 2026-09-30
    days on market $62,500 Active 187 DOM
40. 2026-09-29
    days on market $62,500 Active 186 DOM
41. 2026-09-28
    days on market $62,500 Active 185 DOM
42. 2026-09-27
    days on market $62,500 Active 184 DOM
43. 2026-09-26
    days on market $62,500 Active 183 DOM
44. 2026-09-25
    days on market $62,500 Active 182 DOM
45. 2026-09-24
    days on market $62,500 Active 181 DOM
46. 2026-09-24
    days on market $62,500 Active 180 DOM
47. 2026-09-22
    days on market $62,500 Active 179 DOM
48. 2026-09-21
    days on market $62,500 Active 178 DOM
49. 2026-09-20
    days on market $62,500 Active 177 DOM
50. 2026-09-19
    days on market $62,500 Active 176 DOM

ⓘ 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: $15,998
• − Mortgage interest: −$3,501
• − Property taxes: −$938
• − Insurance: −$312
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$1,818
• Taxable income: $6,869
• Est. tax owed @ 24.0%: −$1,649
• After-tax cash flow: $5,807/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 Est. rehab $4,000–$12,000 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 19/100

Zoned Schools

Elementary Camp Verde Elementary School F AZ #592/1,109 Nat'l #28,299/41,679 Middle Camp Verde Middle School F AZ #109/218 Nat'l #10,795/14,009 High Camp Verde High School F AZ #364/381 Nat'l #16,861/17,239

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

C Composite livability gradescore 66/100

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 · 241,389 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: 17% of renters

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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%

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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%
• Languages at home: 88% English-only · Spanish 10%

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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

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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