1487 W Horseshoe Bend Dr #70 · Camp Verde, AZ 86322

$65,000

3 bd · 2.0 ba · 1,150 sqft · Manufactured · 78 Days on market

Manufactured home Built 1996 Fair condition $57/sqft · 67% below area ↓ 45% since listing

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Why this score? — see what drove the C+ 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
• Livability +3.3/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Manufactured-home adj. -5.6

Listing remarks

Charming 3-Bedroom Park Model Home - Move-In Ready! Come and see this beautiful park model home featuring 3 spacious bedrooms and 2 full bathrooms, offering approximately 1,100 sq ft of comfortable living space. Thoughtfully designed with both style and functionality in mind, this home is perfect for anyone looking for a peaceful retreat with all the conveniences of modern living. Located just minutes from I-17, you'll enjoy quick access to shopping, dining, and entertainment while still benefiting from the quiet charm of a serene, well-maintained park. The community is peaceful and welcoming, with wonderful neighbors and a strong sense of community.

Key facts

• Quick access to i-17
• 4 parking spots
• Built 1996

Tags

• PEACEFUL PARK SETTING
• QUICK ACCESS TO I-17
• MOVE-IN READY CONDITION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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: 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: 205 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $449 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 78 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe 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 $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.10% ✓
• Cap rate: 17.93%
• Cash-on-cash: 41.57%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (median comp): $195,000
• List price: $65,000
• Delta: -66.67%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1487 W Horseshoe Bend Dr Lot 20	0.08mi	2/2.0 (-1)	1,144 (-0%)	11mo	$119,900	$105	81
1487 W Horseshoe Bend Dr #44	0.08mi	2/2.0 (-1)	1,056 (-8%)	7mo	$89,000	$84	72
1924 W Horseshoe Bend Dr	0.18mi	3/2.0	1,297 (+13%)	4mo	$425,000	$328	67
2455 W Verde West Dr	0.50mi	3/2.0	1,242 (+8%)	5mo	$220,000	$177	59
1940 N Royal	0.40mi	3/2.0	1,188 (+3%)	20mo	$260,590	$219	59
1487 W Horseshoe Bend Dr #48	0.08mi	2/2.0 (-1)	1,040 (-10%)	20mo	$60,000	$58	58
1870 N Royal Way	0.45mi	3/2.0	1,270 (+10%)	12mo	$310,000	$244	52
1546 W Horseshoe Bend Dr	0.56mi	2/2.0 (-1)	1,274 (+11%)	17mo	$275,000	$216	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: 38.2%
• Equity multiple: 2.63×
• Total profit: $29,646
• Equity at exit: $9,692

10-year hold

• IRR: 44.7%
• Equity multiple: 5.26×
• Total profit: $77,610
• Equity at exit: $5,620

Cash invested: $18,200 (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 · 2 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $115,000 ($115/sqft)
• Median days on market: 80 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +47.5% above 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: 205
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,367 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $631

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 49%

Sensitivity live

Price	-10% $675	-5% $653	+0% $631	+5% $608	+10% $586
Rent	-10% $523	-5% $577	+0% $631	+5% $685	+10% $738
Rate	-1.0pp $663	-0.5pp $647	base $631	+0.5pp $614	+1.0pp $597

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: $16,250
• Closing costs: $1,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1855 N Badger Ln Camp Verde, AZ	2.0	1.0	740	$1,550	$2.09	116d	1	0.41mi

Property features AI

Finance

• HOA & community: Senior communityClub house in subdivision

Exterior

• Parking: 2 total parking spacesAttached 2-car carport
• Security: Smoke detector(s)
• Utilities: Public waterCity sewer (WWT)Electricity availableNatural gas availableIndividual meterPhone availableNatural gas water heater
• Home design: Single Family ResidenceSingle wide body typeOne story
• Construction: Frame constructionComposition roofCrawl space with piersBuilt as part of 2 buildings
• Exterior features: Concrete drivewayFront landscapingShed(s)Covered patio/porchLevel lotCity-maintained road frontageAsphalt road surface

Interior

• Kitchen: Gas rangeRefrigeratorKitchen island
• Flooring: CarpetLaminate
• Bathrooms: 1 full bathroom1 three-quarter bathroom
• Heating & cooling: Electric heatingCentral air conditioningCeiling fan(s)
• Interior features: Ceiling fansKitchen/dining comboKitchen islandLaminate countertopsSingle-level livingWalk-in closet(s)Great roomLaundry roomStorage
• Laundry & utility: WasherDryer

Listing history 50 events

1. 2026-09-24
   days on market $65,000 Active 78 DOM
2. 2026-09-24
   days on market $65,000 Active 77 DOM
3. 2026-09-22
   days on market $65,000 Active 76 DOM
4. 2026-09-21
   days on market $65,000 Active 75 DOM
5. 2026-09-20
   days on market $65,000 Active 74 DOM
6. 2026-09-19
   days on market $65,000 Active 73 DOM
7. 2026-09-18
   days on market $65,000 Active 72 DOM
8. 2026-09-17
   days on market $65,000 Active 71 DOM
9. 2026-09-16
   days on market $65,000 Active 70 DOM
10. 2026-09-15
    days on market $65,000 Active 69 DOM
11. 2026-09-14
    days on market $65,000 Active 68 DOM
12. 2026-09-13
    days on market $65,000 Active 67 DOM
13. 2026-09-12
    days on market $65,000 Active 66 DOM
14. 2026-09-11
    days on market $65,000 Active 65 DOM
15. 2026-09-05
    days on market $65,000 Active 59 DOM
16. 2026-09-04
    days on market $65,000 Active 58 DOM
17. 2026-09-03
    days on market $65,000 Active 57 DOM
18. 2026-08-31
    days on market $65,000 Active 54 DOM
19. 2026-08-30
    days on market $65,000 Active 53 DOM
20. 2026-08-29
    days on market $65,000 Active 52 DOM
21. 2026-08-28
    days on market $65,000 Active 51 DOM
22. 2026-08-27
    days on market $65,000 Active 50 DOM
23. 2026-08-26
    days on market $65,000 Active 49 DOM
24. 2026-08-25
    days on market $65,000 Active 48 DOM
25. 2026-08-24
    days on market $65,000 Active 47 DOM
26. 2026-08-23
    days on market $65,000 Active 46 DOM
27. 2026-08-22
    days on market $65,000 Active 45 DOM
28. 2026-08-21
    days on market $65,000 Active 44 DOM
29. 2026-08-20
    days on market $65,000 Active 43 DOM
30. 2026-08-19
    days on market $65,000 Active 42 DOM
31. 2026-08-18
    days on market $65,000 Active 41 DOM
32. 2026-08-17
    days on market $65,000 Active 40 DOM
33. 2026-08-16
    days on market $65,000 Active 39 DOM
34. 2026-08-15
    days on market $65,000 Active 38 DOM
35. 2026-08-14
    days on market $65,000 Active 37 DOM
36. 2026-08-13
    days on market $65,000 Active 36 DOM
37. 2026-08-12
    days on market $65,000 Active 35 DOM
38. 2026-08-11
    pricedays on market $65,000 Active 34 DOM
39. 2026-08-10
    days on market $69,000 Active 33 DOM
40. 2026-08-09
    days on market $69,000 Active 32 DOM
41. 2026-08-08
    days on market $69,000 Active 31 DOM
42. 2026-08-07
    days on market $69,000 Active 30 DOM
43. 2026-08-06
    days on market $69,000 Active 29 DOM
44. 2026-08-05
    days on market $69,000 Active 28 DOM
45. 2026-08-04
    days on market $69,000 Active 27 DOM
46. 2026-08-03
    days on market $69,000 Active 26 DOM
47. 2026-07-31
    days on market $69,000 Active 23 DOM
48. 2026-07-30
    days on market $69,000 Active 22 DOM
49. 2026-07-29
    days on market $69,000 Active 21 DOM
50. 2026-07-27
    days on market $69,000 Active 19 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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: $16,401
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$1,891
• Taxable income: $6,945
• Est. tax owed @ 24.0%: −$1,667
• After-tax cash flow: $5,900/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

Fair 45/100 Moderate rehab Est. rehab $28,750–$51,750 screening

This home requires moderate renovations to improve its condition and increase its value. Exterior repairs and updates to the interior will significantly enhance its curb appeal and living experience.

Repairs flagged

• Major exterior siding — Severe weathering
• Major exterior paint — Peeling paint
• Major exterior landscaping — Debris and overgrown vegetation
• Major kitchen countertops — Worn and outdated
• Major kitchen appliances — Worn and outdated
• Major bathroom fixtures — Worn and outdated

Value-add opportunities

• Resale paint exterior — Enhances curb appeal ↑
• Both replace carpet — Improves comfort and value ↑
• Both repair wallpaper — Enhances interior aesthetics ↑
• Both update kitchen — Modernizes and increases value ↑
• Both update bathrooms — Modernizes and increases value ↑

ⓘ Rehab cost is a screening estimate — Moderate 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%
• 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

Property features AI

Finance

• HOA & community: Senior communityClub house in subdivision

Exterior

• Parking: 2 total parking spacesAttached 2-car carport
• Security: Smoke detector(s)
• Utilities: Public waterCity sewer (WWT)Electricity availableNatural gas availableIndividual meterPhone availableNatural gas water heater
• Home design: Single Family ResidenceSingle wide body typeOne story
• Construction: Frame constructionComposition roofCrawl space with piersBuilt as part of 2 buildings
• Exterior features: Concrete drivewayFront landscapingShed(s)Covered patio/porchLevel lotCity-maintained road frontageAsphalt road surface

Interior

• Kitchen: Gas rangeRefrigeratorKitchen island
• Flooring: CarpetLaminate
• Bathrooms: 1 full bathroom1 three-quarter bathroom
• Heating & cooling: Electric heatingCentral air conditioningCeiling fan(s)
• Interior features: Ceiling fansKitchen/dining comboKitchen islandLaminate countertopsSingle-level livingWalk-in closet(s)Great roomLaundry roomStorage
• Laundry & utility: WasherDryer

Price history

-44.8% since first listed

18 events — show timeline

• 2026-07-02 Listed $69,000 PAARMLS as Distributed by MLS Grid
• 2026-06-01 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2026-05-01 Listing Removed — ARMLS
• 2026-04-29 Price Changed $79,000 PAARMLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $89,000 ARMLS
• 2026-03-04 Price Changed $89,000 PAARMLS as Distributed by MLS Grid
• 2026-01-28 Price Changed $95,000 ARMLS
• 2026-01-28 Price Changed $95,000 PAARMLS as Distributed by MLS Grid
• 2025-12-01 Price Changed $99,000 ARMLS
• 2025-12-01 Price Changed $99,000 PAARMLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $109,000 PAARMLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $109,000 ARMLS
• 2025-08-28 Price Changed $117,000 ARMLS
• 2025-08-28 Price Changed $117,000 PAARMLS as Distributed by MLS Grid
• 2025-07-31 Price Changed $119,000 ARMLS
• 2025-07-31 Price Changed $119,000 PAARMLS as Distributed by MLS Grid
• 2025-07-30 Listed $125,000 ARMLS
• 2025-05-27 Listed $125,000 PAARMLS as Distributed by MLS Grid