6770 W State Route 89a -- #84 · Sedona, AZ 86336

$59,900

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 59 Days on market

Built 1978 Good condition Est $49k · 23% over

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Why this score? — see what drove the D- 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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.2/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 55+ community at Sedona Shadows, with amenities of swimming pool, Jacuzzi, large clubhouse, billiards rm, large patio and BBQ area. Home has open living and dining area, with galley kitchen. Recently remodeled guest bathroom. Vinyl plank floors in the kitchen, dining area, hallway and bathrooms. Carpet in bedrooms and living area. Large Master Bedroom with patio access and ensuite bathroom. Wonderful home for easy living lifestyle and seller to pay first month lot rent.

Key facts

• Modern updates
• New hot water heater
• 2 parking spots

Tags

• MODERN UPDATES
• UPGRADED NEW PLUMBING
• NEW HOT WATER HEATER
• BRAND-NEW WASHER AND DRYER
• FRESHLY PAINTED EXTERIOR
• LOW-MAINTENANCE GARDEN

Property features AI

Finance

• HOA & community: Land lease (monthly) of $1,380; Association fee includes: other (see remarks); Community pool; Community fitness center

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Security: Owned security system
• Utilities: Propane service; Public sewer; City water; 220 volts in kitchen (electric)
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood siding; Wood frame construction; Building area reported by owner
• Exterior features: Desert front and desert back landscaping; County-maintained road access; Asphalt road surface; Composition roof; Fencing (see remarks/other)

Interior

• Kitchen: Non-laminate counters; 220-volt outlet in kitchen; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Mini split heating and cooling; Ceiling heating; Propane heating
• Interior features: High-speed internet available; Furnished (see remarks); Pantry; Master bedroom with 3/4 bath; Dual-pane windows
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 38.8% 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 $2,580/mo this rent would consume 45% 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 $414 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 + 0.0% rent growth), your $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 4.31% ✓
• Cap rate: 38.84%
• Cash-on-cash: 116.23%
• DSCR: 6.17
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $48,576
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6770 W State Route 89a -- #60	0.00mi	2/2.0	960 (-9%)	15mo	$44,500	$46	72
6770 W State Route 89a -- #24	0.00mi	2/1.0	900 (-15%)	4mo	$6,000	$7	68

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: —
• Equity multiple: 6.14×
• Total profit: $86,240
• Equity at exit: $8,931

10-year hold

• IRR: —
• Equity multiple: 11.69×
• Total profit: $179,264
• Equity at exit: $5,179

Cash invested: $16,772 (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: 1.9×

Monthly cashflow live

• Estimated rent: $2,580 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $1,625

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 32%

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: $14,975
• Closing costs: $1,797
• 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 19 events

1. 2026-06-18
   days on market $59,900 Active 59 DOM
2. 2026-06-17
   days on market $59,900 Active 58 DOM
3. 2026-06-16
   days on market $59,900 Active 57 DOM
4. 2026-06-15
   days on market $59,900 Active 56 DOM
5. 2026-06-14
   days on market $59,900 Active 54 DOM
6. 2026-06-13
   statusdays on market $59,900 Active 53 DOM
7. 2026-06-10
   days on market $59,900 Under Contract Accepting Backups 51 DOM
8. 2026-06-09
   days on market $59,900 Under Contract Accepting Backups 50 DOM
9. 2026-06-08
   days on market $59,900 Under Contract Accepting Backups 49 DOM
10. 2026-06-07
    statusdays on market $59,900 Under Contract Accepting Backups 48 DOM
11. 2026-06-02
    days on market $59,900 Active 43 DOM
12. 2026-06-01
    days on market $59,900 Active 42 DOM
13. 2026-05-31
    days on market $59,900 Active 41 DOM
14. 2026-05-30
    days on market $59,900 Active 40 DOM
15. 2026-04-20
    listed $59,900 Active
16. 2023-10-03
    soldstatus $74,000 484-char remark

    Show marketing remark (484 chars)

    Beautiful 55+ community at Sedona Shadows, with amenities of swimming pool, Jacuzzi, large clubhouse, billiards rm, large patio and BBQ area. Home has open living and dining area, with galley kitchen. Recently remodeled guest bathroom. Vinyl plank floors in the kitchen, dining area, hallway and bathrooms. Carpet in bedrooms and living area. Large Master Bedroom with patio access and ensuite bathroom. Wonderful home for easy living lifestyle and seller to pay first month lot rent.

17. 2023-05-24
    listed $82,500 484-char remark

    Show marketing remark (484 chars)

    Beautiful 55+ community at Sedona Shadows, with amenities of swimming pool, Jacuzzi, large clubhouse, billiards rm, large patio and BBQ area. Home has open living and dining area, with galley kitchen. Recently remodeled guest bathroom. Vinyl plank floors in the kitchen, dining area, hallway and bathrooms. Carpet in bedrooms and living area. Large Master Bedroom with patio access and ensuite bathroom. Wonderful home for easy living lifestyle and seller to pay first month lot rent.

18. 2021-10-26
    soldstatus $38,000 167-char remark

    Show marketing remark (167 chars)

    Charming home in Sedona Shadows with cosmetic updates, newer appliances, and furniture included. 55+ community, lot rent is $1005/month. Home sold in as-is condition.

19. 2021-08-20
    listed $39,900 167-char remark

    Show marketing remark (167 chars)

    Charming home in Sedona Shadows with cosmetic updates, newer appliances, and furniture included. 55+ community, lot rent is $1005/month. Home sold in as-is condition.

ⓘ 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: $30,965
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$2,477
• − Management: −$2,477
• − Depreciation: −$1,743
• Taxable income: $19,715
• Est. tax owed @ 24.0%: −$4,732
• After-tax cash flow: $14,763/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 charming 55+ community home is in good condition with recent updates and a fresh exterior. It offers a blend of comfort and style, making it an attractive option for both resale and rental.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace carpet in bedrooms — improves comfort and appearance
• Resale clean and organize kitchen — improves functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace carpet in bedrooms — improves comfort and appearance ↑
• Resale clean and organize kitchen — improves functionality and appeal ↑

ⓘ 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

+50.1% since first listed

5 events — show timeline

• 2026-04-20 Listed $59,900 ARMLS
• 2023-10-03 Sold (MLS) $74,000 ARMLS
• 2023-05-24 Listed $82,500 ARMLS
• 2021-10-26 Sold (MLS) $38,000 ARMLS
• 2021-08-20 Listed $39,900 ARMLS