205 Sunset Dr #187 · Sedona, AZ 86336

$115,000

2 bd · 2.0 ba · 1,488 sqft · Manufactured · 284 Days on market

Built 1977 4,000 sqft lot ↓ 15% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

2 bedroom, 2 bath spacious home, with updated paint and flooring, 1488 sq ft of living in Sedona at a great price! Located in Sunset Village an amazing 55+ community with incredible amenities: - Clubhouse - Pool - Pickleball courts - Fitness center - Regular social events - Enjoy the convenience of walking to nearby attractions and activities! Lot Rent: $750/month Motivated seller, make an offer

Key facts

• Updated electrical
• Fitness center
• Community pool

Tags

• NEW PAINT
• UPDATED ELECTRICAL
• LARGE KITCHEN AREA
• NICE PATIO
• COMMUNITY POOL
• FITNESS CENTER

Property features AI

Finance

• Other: Lot features include a 4,000 sq ft lot (owner source)
• HOA & community: Land lease of $750 per month; No association fees included; Community pool; Pickleball courts; Fitness center

Exterior

• Parking: 1 covered parking space; 1 carport space
• Utilities: City water; Public sewer and private sewer
• Home design: Manufactured/mobile home; Attached property; Leasehold ownership
• Construction: Aluminum siding; Wood frame construction; Rolled/hot mop roof
• Exterior features: Natural desert backyard; Gravel/stone front; Fenced (other)

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher
• Bedrooms: 2 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Evaporative cooling
• Interior features: Eat-in kitchen; Two master bathrooms; Full bath in master bedroom; Separate shower and tub
• Laundry & utility: Laundry inside

🏷️ Possibly a rental listed for sale. The $115,000 price doesn't fit this home's estimated sale value (~$327,360) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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 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 $2,584/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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($101k) 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 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 1977 — 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. 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: 2.25% ✓
• Cap rate: 19.30%
• Cash-on-cash: 46.47%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $327,360
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Sunset Dr #159	0.00mi	2/2.0	1,440 (-3%)	3mo	$195,000	$135	92
205 Sunset Dr #179	0.00mi	2/2.0	1,536 (+3%)	16mo	$195,000	$127	81
205 Sunset Dr #127	0.00mi	2/2.0	1,440 (-3%)	21mo	$125,000	$87	77
2665 Lyric Dr	0.72mi	2/2.0	1,427 (-4%)	1mo	$415,000	$291	59
1580 W State Route 89a	0.43mi	3/3.0 (+1)	1,508 (+1%)	13mo	$450,000	$298	58
2625 Hooper Dr	0.63mi	3/2.0 (+1)	1,310 (-12%)	6mo	$525,000	$401	41
340 Andante Dr	0.67mi	3/2.5 (+1)	1,545 (+4%)	20mo	$340,000	$220	38

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: 40.3%
• Equity multiple: 2.65×
• Total profit: $53,243
• Equity at exit: $17,147

10-year hold

• IRR: 45.2%
• Equity multiple: 4.71×
• Total profit: $119,508
• Equity at exit: $9,943

Cash invested: $32,200 (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 →

ZIP-level market 86336

• Home prices YoY: -26.1%
• Rents YoY: -1.3%
• Active inventory: 313
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,584 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $1,247

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 47%

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: $28,750
• Closing costs: $3,450
• 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	0.87mi
3340 W State Route 89A Apt 18 Sedona, AZ	2.0	1.5	1160	$2,100	$1.81	21d	1	1.25mi
3385 Calle del Sol Sedona, AZ	2.0	2.0	1254	$3,300	$2.63	21d	1	1.33mi

Listing history 17 events

1. 2026-06-18
   days on market $115,000 Active 284 DOM
2. 2026-06-17
   days on market $115,000 Active 283 DOM
3. 2026-06-16
   days on market $115,000 Active 282 DOM
4. 2026-06-15
   days on market $115,000 Active 281 DOM
5. 2026-06-14
   days on market $115,000 Active 279 DOM
6. 2026-06-13
   days on market $115,000 Active 278 DOM
7. 2026-06-10
   days on market $115,000 Active 276 DOM
8. 2026-06-09
   days on market $115,000 Active 275 DOM
9. 2026-06-08
   days on market $115,000 Active 274 DOM
10. 2026-06-07
    days on market $115,000 Active 273 DOM
11. 2026-06-02
    days on market $115,000 Active 268 DOM
12. 2026-06-01
    days on market $115,000 Active 267 DOM
13. 2026-05-31
    days on market $115,000 Active 266 DOM
14. 2026-05-30
    days on market $115,000 Active 265 DOM
15. 2026-03-16
    price $115,000
16. 2025-09-07
    price $130,000
17. 2025-09-07
    listed $135,000 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: $31,011
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,481
• − Management: −$2,481
• − Depreciation: −$3,345
• Taxable income: $13,962
• Est. tax owed @ 24.0%: −$3,351
• After-tax cash flow: $11,611/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

-14.8% since first listed

3 events — show timeline

• 2026-03-16 Price Changed $115,000 ARMLS
• 2025-09-07 Price Changed $130,000 ARMLS
• 2025-09-07 Listed $135,000 ARMLS