723 W Finnie Flat Rd #43 · Camp Verde, AZ 86322

$79,000

1 bd · 1.0 ba · 440 sqft · Manufactured · 138 Days on market

Built 1957 Good condition ↓ 26% 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 +8.7/10.0
• ARV discount +7.5/15.0
• 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

THis beautifully remodeled vintage mobile home offers big upgrades in a compact , efficient foot print. Situated on a desirable corner lot, the home enjoys added openness and space, with a new custom back fence providing privacy not common to other homes in the complex. The interior has never been lived in since renovation, and it features brand new unused fixtures throughout, including a new tub/shower, faucets, toilet and new flooring throughout the home. Updates also include new interior ad exterior paint, a new roof, all new electrical wiring, and updated plumbing, along with refreshed kitchen and bathroom spaces. Most windows are new, new exterior plumbing has been added for outdoor water access. This move in ready offers peace of mind! Listing agent is related to seller

Key facts

• Remodeled wiring
• New spigots
• Back fence

Tags

• REMODELED WIRING
• REMODELED WATER PIPES
• NEW WINDOWS
• NEW SPIGOTS
• BACK FENCE
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $79k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 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 $546 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 $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 1957 — 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: 1.37% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.90%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.32×
• Total profit: $7,059
• Equity at exit: $11,779

10-year hold

• IRR: 17.4%
• Equity multiple: 2.44×
• Total profit: $31,765
• Equity at exit: $6,830

Cash invested: $22,120 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,085 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $312

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 66%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $79,000 Active 138 DOM
2. 2026-06-17
   days on market $79,000 Active 137 DOM
3. 2026-06-16
   days on market $79,000 Active 136 DOM
4. 2026-06-15
   days on market $79,000 Active 135 DOM
5. 2026-06-14
   days on market $79,000 Active 133 DOM
6. 2026-06-13
   days on market $79,000 Active 132 DOM
7. 2026-06-10
   days on market $79,000 Active 130 DOM
8. 2026-06-09
   days on market $79,000 Active 129 DOM
9. 2026-06-08
   days on market $79,000 Active 128 DOM
10. 2026-06-07
    days on market $79,000 Active 127 DOM
11. 2026-06-05
    days on market $79,000 Active 124 DOM
12. 2026-06-03
    days on market $79,000 Active 123 DOM
13. 2026-06-02
    days on market $79,000 Active 122 DOM
14. 2026-06-01
    days on market $79,000 Active 121 DOM
15. 2026-05-31
    days on market $79,000 Active 120 DOM
16. 2026-05-30
    days on market $79,000 Active 119 DOM
17. 2026-03-24
    price $79,000 786-char remark

    Show marketing remark (786 chars)

    THis beautifully remodeled vintage mobile home offers big upgrades in a compact , efficient foot print. Situated on a desirable corner lot, the home enjoys added openness and space, with a new custom back fence providing privacy not common to other homes in the complex. The interior has never been lived in since renovation, and it features brand new unused fixtures throughout, including a new tub/shower, faucets, toilet and new flooring throughout the home. Updates also include new interior ad exterior paint, a new roof, all new electrical wiring, and updated plumbing, along with refreshed kitchen and bathroom spaces. Most windows are new, new exterior plumbing has been added for outdoor water access. This move in ready offers peace of mind! Listing agent is related to seller

18. 2026-02-28
    price $88,000 786-char remark

    Show marketing remark (786 chars)

    THis beautifully remodeled vintage mobile home offers big upgrades in a compact , efficient foot print. Situated on a desirable corner lot, the home enjoys added openness and space, with a new custom back fence providing privacy not common to other homes in the complex. The interior has never been lived in since renovation, and it features brand new unused fixtures throughout, including a new tub/shower, faucets, toilet and new flooring throughout the home. Updates also include new interior ad exterior paint, a new roof, all new electrical wiring, and updated plumbing, along with refreshed kitchen and bathroom spaces. Most windows are new, new exterior plumbing has been added for outdoor water access. This move in ready offers peace of mind! Listing agent is related to seller

19. 2026-02-09
    price $99,000 786-char remark

    Show marketing remark (786 chars)

    THis beautifully remodeled vintage mobile home offers big upgrades in a compact , efficient foot print. Situated on a desirable corner lot, the home enjoys added openness and space, with a new custom back fence providing privacy not common to other homes in the complex. The interior has never been lived in since renovation, and it features brand new unused fixtures throughout, including a new tub/shower, faucets, toilet and new flooring throughout the home. Updates also include new interior ad exterior paint, a new roof, all new electrical wiring, and updated plumbing, along with refreshed kitchen and bathroom spaces. Most windows are new, new exterior plumbing has been added for outdoor water access. This move in ready offers peace of mind! Listing agent is related to seller

20. 2026-01-31
    listed $107,000 Active 786-char remark

    Show marketing remark (786 chars)

    THis beautifully remodeled vintage mobile home offers big upgrades in a compact , efficient foot print. Situated on a desirable corner lot, the home enjoys added openness and space, with a new custom back fence providing privacy not common to other homes in the complex. The interior has never been lived in since renovation, and it features brand new unused fixtures throughout, including a new tub/shower, faucets, toilet and new flooring throughout the home. Updates also include new interior ad exterior paint, a new roof, all new electrical wiring, and updated plumbing, along with refreshed kitchen and bathroom spaces. Most windows are new, new exterior plumbing has been added for outdoor water access. This move in ready offers peace of mind! Listing agent is related to seller

ⓘ 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: $13,026
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$2,298
• Taxable income: $2,638
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $3,106/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 beautifully remodeled vintage mobile home offers big upgrades in a compact, efficient footprint. The home is in excellent condition with new fixtures, flooring, and paint throughout, making it move-in ready.

Value-add opportunities

• Both Landscaping and fence — Enhances curb appeal and privacy
• Both New exterior paint — Improves home's appearance and value
• Both New flooring — Enhances home's appearance and comfort
• Both New kitchen and bathroom fixtures — Modernizes and improves functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and fence — Enhances curb appeal and privacy ↑
• Both New exterior paint — Improves home's appearance and value ↑
• Both New flooring — Enhances home's appearance and comfort ↑
• Both New kitchen and bathroom fixtures — Modernizes and improves 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

-26.2% since first listed

4 events — show timeline

• 2026-03-24 Price Changed $79,000 ARMLS
• 2026-02-28 Price Changed $88,000 ARMLS
• 2026-02-09 Price Changed $99,000 ARMLS
• 2026-01-31 Listed $107,000 ARMLS