6770 W State Rte 89a -- #148 · Sedona, AZ 86336

$149,000

3 bd · 2.0 ba · 1,392 sqft · Manufactured · 72 Days on market

Built 1994 Good condition

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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 +3.4/5.0
• Rent growth +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Nestled among mature trees in Sedona Shadows, a desirable 55+ community, this well-maintained 3-bedroom, 2-bath home offers 1,392 square feet of comfortable living on a quiet cul-de-sac. Vaulted ceilings and an open-concept layout create a bright, airy feel, while the Arizona room provides the perfect space to relax and enjoy Sedona's natural beauty. A rare 2-car detached garage adds exceptional convenience. (the only garage in the community) Experience the best of Sedona living with nearby red rock views, outdoor recreation, and a vibrant community atmosphere. Lot rent includes access to the clubhouse, pool, heated spa, fitness center, billiards room, BBQ areas, and organized social act

Key facts

• 2 garage spots
• Community pool
• Built 1994

Property features AI

Finance

• HOA & community: Land lease: $1,500 monthly; No association fees included; Community pool; Community fitness center

Exterior

• Parking: Detached 2-car garage; 2 covered parking spaces; 2 open parking spaces
• Utilities: Propane; City water; Public sewer
• Home design: Manufactured/Mobile home; Leasehold property
• Construction: Wood siding; Wood frame construction; Composition roof
• Exterior features: Desert-front lot; Asphalt road access; No fencing

Interior

• Kitchen: Refrigerator; Dishwasher; Disposal; Reverse osmosis water system
• Bedrooms: Possible 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Eat-in kitchen; 3/4 bath in master bedroom; Laminate counters; Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• At $2,811/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 $1k of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Recommended offer $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.89% ✓
• Cap rate: 15.88%
• Cash-on-cash: 34.26%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $83,520
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6770 W State Rte 89a #53	0.01mi	3/2.0	1,344 (-3%)	14mo	$80,000	$60	82
6770 W State Route 89a #55	0.00mi	2/2.0 (-1)	1,456 (+5%)	6mo	$50,000	$34	82
6770 W SR 89a -- #159	0.01mi	2/2.0 (-1)	1,296 (-7%)	9mo	$70,000	$54	76
6770 W State Route 89a #67	0.01mi	2/2.0 (-1)	1,440 (+3%)	18mo	$40,000	$28	74
6770 W State Route 89a #63	0.00mi	2/2.0 (-1)	1,232 (-12%)	14mo	$115,000	$93	65
6770 W Sr 89a #139	0.00mi	2/2.0 (-1)	1,248 (-10%)	17mo	$120,000	$96	64

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: 26.2%
• Equity multiple: 2.04×
• Total profit: $43,512
• Equity at exit: $22,216

10-year hold

• IRR: 32.0%
• Equity multiple: 3.49×
• Total profit: $103,898
• Equity at exit: $12,883

Cash invested: $41,720 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,811 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $1,191

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 53%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6770 W State Route 89A Unit NA Sedona, AZ	3.0	2.0	1400	$2,495	$1.78	13d	1	0.02mi
3385 Calle del Sol Sedona, AZ	2.0	2.0	1254	$3,300	$2.63	21d	1	0.59mi
3340 W State Route 89A Apt 18 Sedona, AZ	2.0	1.5	1160	$2,100	$1.81	21d	1	0.66mi
145 Navajo Dr Sedona, AZ	1.0–2.0	1.0	805	$2,200	$2.73	13d	4	1.25mi

Listing history 15 events

1. 2026-06-18
   days on market $149,000 Active 72 DOM
2. 2026-06-17
   days on market $149,000 Active 71 DOM
3. 2026-06-16
   days on market $149,000 Active 70 DOM
4. 2026-06-15
   days on market $149,000 Active 69 DOM
5. 2026-06-14
   days on market $149,000 Active 67 DOM
6. 2026-06-13
   days on market $149,000 Active 66 DOM
7. 2026-06-10
   days on market $149,000 Active 64 DOM
8. 2026-06-09
   days on market $149,000 Active 63 DOM
9. 2026-06-08
   days on market $149,000 Active 62 DOM
10. 2026-06-07
    days on market $149,000 Active 61 DOM
11. 2026-06-02
    days on market $149,000 Active 56 DOM
12. 2026-06-01
    days on market $149,000 Active 55 DOM
13. 2026-05-31
    days on market $149,000 Active 54 DOM
14. 2026-05-30
    days on market $149,000 Active 53 DOM
15. 2026-04-06
    listed $149,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,731
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,699
• − Management: −$2,699
• − Depreciation: −$4,335
• Taxable income: $12,674
• Est. tax owed @ 24.0%: −$3,042
• After-tax cash flow: $11,250/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

This well-maintained 3-bedroom, 2-bath home in Sedona Shadows offers a good condition with some cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen countertops — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Moderate bathroom tile — dated and in need of updating

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets and countertops — new cabinets and countertops improve functionality and aesthetics
• Both replace bathroom fixtures and tile — new fixtures and tile improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen countertops · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
bathroom tile · dated and in need of updating	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets and countertops — new cabinets and countertops improve functionality and aesthetics ↑
• Both replace bathroom fixtures and tile — new fixtures and tile improve functionality and aesthetics ↑

ⓘ 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: 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

• 2026-04-06 Listed $149,000 ARMLS