205 Sunset Dr #140 · Sedona, AZ 86336

$218,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 99 Days on market

Built 2001 0.26 ac lot Est $320k · 32% under

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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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

This newer manufactured home is situated in the heart of West Sedona and offers 1,456 square feet of living space, featuring three bedrooms and two full bathrooms. The living room includes a gas-burning fireplace, providing a cozy atmosphere. Located within a vibrant 55+ community, residents enjoy access to amenities such as a clubhouse, heated pool, pickleball courts, mini dog park, regular social gatherings, and a food bank available twice a week. The primary suite offers comfort and convenience, featuring a spacious walk-in closet, dual sinks, a separate shower, and a handicap-accessible bathtub. Additionally, the home boasts a recently installed roof (2023) and fresh exterior paint, ens

Key facts

• 0.26 acre lot
• 3 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Land lease community with monthly rent; Land lease $800 per month; Association covers grounds maintenance, street maintenance, and trash; Community amenities include pool, pickleball, biking/walking path, and fitness center

Exterior

• Parking: 2 open parking spaces; 1 covered space; Detached carport with side vehicle entry
• Utilities: Private sewer; Private water company
• Home design: Manufactured / mobile home; Fee simple ownership; Asphalt road access; Views of red rocks/boulders and mountains
• Construction: Vinyl siding; Steel frame construction; Painted exterior; Composition roof (see remarks)
• Exterior features: Partial wood fencing; Storage shed(s); Gravel/stone front and back yards; East/West exposure; Corner lot; Heated spa

Interior

• Kitchen: Laminate counters; Reverse osmosis water system; Refrigerator; Dishwasher; Disposal
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Ceiling heating; Central air; Evaporative cooling; Ceiling fans
• Interior features: Vaulted ceilings; Eat-in kitchen; Kitchen island; Pantry; Double vanity in bathroom; Separate shower and tub; Tub with jets; Dual-pane windows; Living room gas fireplace; Storage
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $218k.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $218k).
• Recommended offer: $198k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 1.4% in Sedona — 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 68/100 on livability (#55 in AZ) — a middle-class / working-renter tenant base. Strengths: commute A+, amenities B+; Watch: cost of living F.
• Sedona-Oak Creek JUSD #9 (4467) (town): math 12% / reading 21% proficiency, ranked #197 of 249 in AZ (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: West Sedona Elementary School (math 12% / reading 17%, grade F, #898 of 1,109 statewide, top 83%, 256 students, 62% FRL); Sedona Red Rock Junior/Senior High School (math 12% / reading 22%, grade F, #252 of 381 statewide, top 67%, 482 students, 45% FRL).
• Market conditions: Rents soft (-1.3%/yr); 313 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• At $2,810/mo this rent would consume 49% of the median local household income ($68k/yr) (locally 239% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 99 days — a 9% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,380 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.03%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $320,320
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Sunset Dr #159	0.16mi	2/2.0 (-1)	1,440 (-1%)	3mo	$195,000	$135	84
205 Sunset Dr #127	0.16mi	2/2.0 (-1)	1,440 (-1%)	21mo	$125,000	$87	68
205 Sunset Dr #179	0.16mi	2/2.0 (-1)	1,536 (+6%)	16mo	$195,000	$127	65
205 Sunset Drive -- #108	0.14mi	2/2.0 (-1)	1,248 (-14%)	3mo	$100,000	$80	62
2665 Lyric Dr	0.64mi	2/2.0 (-1)	1,427 (-2%)	1mo	$415,000	$291	61
2625 Hooper Dr	0.52mi	3/2.0	1,310 (-10%)	6mo	$525,000	$401	54
1580 W State Route 89a	0.59mi	3/3.0	1,508 (+4%)	13mo	$450,000	$298	52
340 Andante Dr	0.61mi	3/2.5	1,545 (+6%)	20mo	$340,000	$220	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,924
• Equity at exit: $32,505

10-year hold

• IRR: 7.2%
• Equity multiple: 1.47×
• Total profit: $28,535
• Equity at exit: $18,849

Cash invested: $61,040 (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 86336

• Home prices YoY: -26.1%
• Rents YoY: -1.3%
• Active inventory: 313
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,810 medium
• Mortgage (P&I): −$1,143
• Tax est. 1.5%: −$272 /mo · $3,270/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $713

Break-even live

Break-even rent $1,907

Max offer price $218,000

Occupancy floor 70%

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Navajo Dr Sedona, AZ	1.0–2.0	1.0	805	$2,200	$2.73	13d	4	0.80mi
3340 W State Route 89A Apt 18 Sedona, AZ	2.0	1.5	1160	$2,100	$1.81	21d	1	1.14mi
3385 Calle del Sol Sedona, AZ	2.0	2.0	1254	$3,300	$2.63	21d	1	1.21mi

Listing history 14 events

1. 2026-06-18
   days on market $218,000 Active 99 DOM
2. 2026-06-17
   days on market $218,000 Active 98 DOM
3. 2026-06-16
   days on market $218,000 Active 97 DOM
4. 2026-06-15
   days on market $218,000 Active 96 DOM
5. 2026-06-14
   days on market $218,000 Active 94 DOM
6. 2026-06-13
   days on market $218,000 Active 93 DOM
7. 2026-06-09
   days on market $218,000 Active 91 DOM
8. 2026-06-08
   days on market $218,000 Active 90 DOM
9. 2026-06-07
   days on market $218,000 Active 89 DOM
10. 2026-06-02
    days on market $218,000 Active 84 DOM
11. 2026-06-01
    days on market $218,000 Active 83 DOM
12. 2026-05-31
    days on market $218,000 Active 82 DOM
13. 2026-05-30
    days on market $218,000 Active 81 DOM
14. 2026-03-10
    listed $218,000 Active

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 1 d/yr ≥99°F today · 3 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,722
• − Mortgage interest: −$12,211
• − Property taxes: −$3,270
• − Insurance: −$1,090
• − Repairs & maintenance: −$2,698
• − Management: −$2,698
• − Depreciation: −$6,342
• Taxable income: $5,413
• Est. tax owed @ 24.0%: −$1,299
• After-tax cash flow: $7,263/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.

Schools (NCES district)

• District: Sedona-Oak Creek JUSD #9 (4467)
• NCES district ID: 0409733
• Math proficiency: 12% ▼ -12.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $52,988
• Composite: 15.27/100
• National rank: #9332
• State rank: #197 of 249 in AZ

Livability — Sedona

• Score: 68/100
• State rank: #55
• US rank: #9645

Category grades

Amenities B+ Commute A+ Cost of living F Crime C+ Employment C Housing C Health & safety C+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sedona, AZ
• County: Yavapai County · 190,406 people
• City population: 18,102
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 11,381
• Household income: $68,435
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 239.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 19% Two or more races 7% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 3%
• Foreign-born: 17% · Canada, China
• Languages at home: 78% English-only · Spanish 16% Russian/Polish/Slavic 2% French/Haitian/Cajun 1%

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: ▼ -144.06%
• Current HPI: 408.6459
• Rent YoY: ▼ -1.29%
• 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

• 2026-03-10 Listed $218,000 ARMLS