1058 W Rustic Pine Rd · Camp Verde, AZ 86322

$186,890

2 bd · 2.0 ba · 1,034 sqft · Manufactured · 137 Days on market

Manufactured home Built 2025 Excellent condition $181/sqft · at area comps Est $190k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +8.2/15.0
• Cash flow +8.0/30.0
• Condition / age +5.0/5.0
• Livability +3.3/5.0
• 1% rule +2.5/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +2.1/10.0
• Schools +1.9/10.0
• Manufactured-home adj. -2.9

Listing remarks MLS

Current Special fixes lease for 3 years if purchased in April. This is an all ages gated community located right in the heart of it all! 90 minutes from Phoenix and a short ride to Cottonwood, Sedona, and Flagstaff. Adorable 2 bedroom, 1&3/4 bath manufactured home with upgraded stainless steel kitchen appliances, a 10'x10' storage shed and vinyl flooring throughout the home. Residents enjoy on-site amenities at the 10,000 sq ft. entertainment-filled clubhouse with heated pool, hot tub, pickleball courts, dog park, fitness center and neighborhood activities. Community is adjacent to an undeveloped state park. Lot lease is $583.00 monthly. Must pass background check.

Key facts

• Dog park
• Vinyl flooring
• Hot tub

Tags

• STORAGE SHED
• VINYL FLOORING
• HEATED POOL
• HOT TUB
• PICKLEBALL COURTS
• DOG PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $187k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (25.4% below list).
• Recommended offer: $139k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.7% 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: 178 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $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 137 days — a 12% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $139,348 (25.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.37%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

• ARV (median comp): $190,000
• List price: $186,890
• Delta: -1.64%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1078 W Rustic Pine Rd	0.04mi	2/2.0	920 (-11%)	2mo	$198,327	$216	78
1145 Thorton Rd	0.11mi	2/2.0	920 (-11%)	10mo	$164,000	$178	68
1053 Wheeler Rd	0.06mi	3/2.0 (+1)	1,173 (+13%)	3mo	$190,000	$162	68
983 W Thorton Rd	0.15mi	2/2.0	920 (-11%)	10mo	$215,000	$234	67
1072 W Rustic Pine Rd	0.06mi	2/2.0	920 (-11%)	16mo	$188,009	$204	66
1007 W Thorton Rd	0.14mi	2/2.0	920 (-11%)	12mo	$166,000	$180	65
1114 Thorton Rd	0.09mi	3/2.0 (+1)	1,173 (+13%)	6mo	$185,000	$158	63
723 W Finnie Flat Rd #132	0.39mi	3/2.0 (+1)	1,120 (+8%)	7mo	$119,000	$106	57
375 S Groseta Dr	0.32mi	3/2.0 (+1)	1,152 (+11%)	10mo	$279,000	$242	53
91 S Mann Cir	0.10mi	3/2.0 (+1)	1,173 (+13%)	20mo	$195,000	$166	51
723 Finnie Flat Rd #130	0.33mi	3/2.0 (+1)	1,144 (+11%)	15mo	$75,000	$66	49
723 W Finnie Flat Rd #65	0.33mi	2/2.0	896 (-13%)	19mo	$49,500	$55	46

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: -23.7%
• Equity multiple: 0.19×
• Total profit: $-42,409
• Equity at exit: $27,866

10-year hold

• IRR: -18.6%
• Equity multiple: -0.00×
• Total profit: $-52,484
• Equity at exit: $16,159

Cash invested: $52,329 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $164,900 ($179/sqft)
• Median days on market: 96 d
• This list price: 78% of active listings are priced below it
• ARV vs active asking: +2.5% 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: 178
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$980
• Tax est. 1.5%: −$234 /mo · $2,803/yr
• Insurance: −$78
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-191

Break-even live

Break-even rent $1,635

Max offer price $159,295

Occupancy floor —

Sensitivity live

Price	-10% $-62	-5% $-126	+0% $-191	+5% $-255	+10% $-320
Rent	-10% $-301	-5% $-246	+0% $-191	+5% $-136	+10% $-81
Rate	-1.0pp $-97	-0.5pp $-143	base $-191	+0.5pp $-239	+1.0pp $-288

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: $46,722
• Closing costs: $5,607
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1064 W Rustic Pine Rd Camp Verde, AZ	2.0	2.0	937	$1,783	$1.90	93d	1	0.03mi
914 W Viceroy Ln Camp Verde, AZ	3.0	2.0	1326	$1,999	$1.51	93d	1	0.09mi
365 N Homestead Pkwy Camp Verde, AZ	1.0–3.0	1.0–2.0	1070	$2,175	$2.03	62d	1	0.40mi
392 N Homestead Pkwy Camp Verde, AZ	3.0	2.0	1500	$2,500	$1.67	62d	1	0.43mi
357 Cliffs Pkwy Apt J Camp Verde, AZ	2.0	1.0	898	$1,455	$1.62	93d	1	0.66mi
142 W Maryvale Dr Camp Verde, AZ	2.0	2.0	890	$1,405	$1.58	93d	1	0.99mi
499 S 2nd St Camp Verde, AZ	2.0	1.0	950	$1,505	$1.58	62d	1	1.08mi

Listing history 50 events

1. 2026-08-08
   days on market $186,890 Active 137 DOM
2. 2026-08-07
   days on market $186,890 Active 136 DOM
3. 2026-08-06
   days on market $186,890 Active 135 DOM
4. 2026-08-05
   days on market $186,890 Active 134 DOM
5. 2026-08-04
   days on market $186,890 Active 133 DOM
6. 2026-08-03
   days on market $186,890 Active 132 DOM
7. 2026-07-31
   days on market $186,890 Active 129 DOM
8. 2026-07-30
   days on market $186,890 Active 128 DOM
9. 2026-07-29
   days on market $186,890 Active 127 DOM
10. 2026-07-27
    days on market $186,890 Active 125 DOM
11. 2026-07-25
    days on market $186,890 Active 123 DOM
12. 2026-07-24
    days on market $186,890 Active 122 DOM
13. 2026-07-23
    days on market $186,890 Active 121 DOM
14. 2026-07-22
    days on market $186,890 Active 120 DOM
15. 2026-07-21
    days on market $186,890 Active 119 DOM
16. 2026-07-18
    days on market $186,890 Active 116 DOM
17. 2026-07-16
    days on market $186,890 Active 114 DOM
18. 2026-07-16
    days on market $186,890 Active 113 DOM
19. 2026-07-14
    days on market $186,890 Active 112 DOM
20. 2026-07-13
    days on market $186,890 Active 111 DOM
21. 2026-07-12
    days on market $186,890 Active 110 DOM
22. 2026-07-11
    days on market $186,890 Active 109 DOM
23. 2026-07-10
    days on market $186,890 Active 108 DOM
24. 2026-07-09
    days on market $186,890 Active 107 DOM
25. 2026-07-08
    days on market $186,890 Active 106 DOM
26. 2026-07-07
    days on market $186,890 Active 105 DOM
27. 2026-07-06
    days on market $186,890 Active 104 DOM
28. 2026-07-05
    days on market $186,890 Active 103 DOM
29. 2026-07-04
    days on market $186,890 Active 102 DOM
30. 2026-07-03
    days on market $186,890 Active 101 DOM
31. 2026-07-02
    days on market $186,890 Active 100 DOM
32. 2026-07-01
    days on market $186,890 Active 99 DOM
33. 2026-06-30
    days on market $186,890 Active 98 DOM
34. 2026-06-29
    days on market $186,890 Active 97 DOM
35. 2026-06-28
    days on market $186,890 Active 96 DOM
36. 2026-06-28
    days on market $186,890 Active 95 DOM
37. 2026-06-27
    days on market $186,890 Active 94 DOM
38. 2026-06-25
    days on market $186,890 Active 92 DOM
39. 2026-06-23
    days on market $186,890 Active 90 DOM
40. 2026-06-21
    days on market $186,890 Active 89 DOM
41. 2026-06-18
    days on market $186,890 Active 86 DOM
42. 2026-06-17
    days on market $186,890 Active 85 DOM
43. 2026-06-16
    days on market $186,890 Active 84 DOM
44. 2026-06-15
    days on market $186,890 Active 83 DOM
45. 2026-06-14
    days on market $186,890 Active 81 DOM
46. 2026-06-13
    days on market $186,890 Active 80 DOM
47. 2026-06-10
    days on market $186,890 Active 78 DOM
48. 2026-06-09
    days on market $186,890 Active 77 DOM
49. 2026-06-08
    days on market $186,890 Active 76 DOM
50. 2026-06-07
    days on market $186,890 Active 75 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 ≥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: $16,722
• − Mortgage interest: −$10,469
• − Property taxes: −$2,803
• − Insurance: −$934
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$5,437
• Taxable loss: −$5,597
• Est. tax savings @ 24.0%: +$1,343
• After-tax cash flow: $-945/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

Excellent 100/100 None rehab

This manufactured home is in excellent condition with no visible repairs needed. It offers a great value with on-site amenities and a prime location.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Interior paint — Fresh paint can make a home more appealing ↑
• Both Appliance upgrades — Modern appliances can increase both resale and rental value ↑

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%
• Common ancestry: Portuguese 4% Serbian 3% Slovak 3%
• Foreign-born: 5% · Canada
• 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

+0.0% since first listed

4 events — show timeline

• 2026-03-24 Price Changed $186,890 ARMLS
• 2026-03-05 Listed $168,890 ARMLS
• 2026-03-02 Listing Removed — ARMLS
• 2026-01-15 Listed $186,880 ARMLS