205 Sunset Dr #154 · Sedona, AZ 86336

$223,500

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 56 Days on market

Built 2010 Good condition Est $404k · 45% under

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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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your perfect retreat--where comfort, charm, and easy living come together in a beautifully maintained home nestled in the desirable 55+ community of Sunset Village in stunning Sedona! This cute and cozy 2-bedroom, 2-bath turn-key home is move in ready and offers a warm and inviting atmosphere from the moment you arrive. Step inside to find stylish luxury vinyl plank flooring that flows seamlessly throughout, complemented by elegant shutters that add both character and privacy. Start your mornings on the cozy front porch, complete with a low-maintenance composite deck and a soothing water feature--the perfect spot to enjoy your coffee and take in the peaceful surroundings. Out ba

Key facts

• Elegant shutters
• Fully fenced yard
• Cozy front porch

Tags

• LUXURY VINYL PLANK FLOORING
• ELEGANT SHUTTERS
• COZY FRONT PORCH
• LOW MAINTENANCE COMPOSITE DECK
• SOOTHING WATER FEATURE
• FULLY FENCED YARD

Property features AI

Finance

• HOA & community: Land lease community ($800 monthly land lease); Association covers sewer, grounds maintenance, street maintenance, and trash; Community pool, pickleball, and fitness center

Exterior

• Parking: 2 covered parking spaces; 1 open parking space; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured / Mobile home; Leasehold ownership; Red rocks/boulders view
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Shed(s); Chain link fencing; Gravel/stone front and back

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Disposal
• Bedrooms: 2 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air; Ceiling fan(s)
• Interior features: Full bathroom in the master bedroom; Refrigerator, Dishwasher, Disposal; Built-in microwave

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $224k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $224k).
• Recommended offer: $217k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 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).
• This rent runs 44% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 56 days — a 3% lower offer ($217k) 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 $216,795 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $404,000
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Sunset Dr #100	0.12mi	2/1.5	980 (-2%)	2mo	$72,500	$74	88
205 Sunset Dr #121	0.08mi	2/2.0	1,020 (+2%)	8mo	$157,000	$154	86
15 Bonita Ln	0.33mi	3/2.0 (+1)	1,100 (+10%)	6mo	$525,000	$477	58
20 Bird Ln	0.22mi	3/2.0 (+1)	1,128 (+13%)	22mo	$528,000	$468	46
360 Harmony Dr	0.74mi	3/2.0 (+1)	1,115 (+12%)	1mo	$450,000	$404	41
6770 W State Route 89a #178	0.65mi	2/2.0	1,104 (+10%)	23mo	$50,000	$45	33

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: -6.4%
• Equity multiple: 0.77×
• Total profit: $-14,391
• Equity at exit: $33,325

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,471
• Equity at exit: $19,324

Cash invested: $62,580 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,536 medium
• Mortgage (P&I): −$1,172
• Tax est. 1.5%: −$279 /mo · $3,352/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $459

Break-even live

Break-even rent $1,955

Max offer price $223,500

Occupancy floor 77%

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: $55,875
• Closing costs: $6,705
• 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	0.85mi
3340 W State Route 89A Apt 18 Sedona, AZ	2.0	1.5	1160	$2,100	$1.81	21d	1	1.19mi
3385 Calle del Sol Sedona, AZ	2.0	2.0	1254	$3,300	$2.63	21d	1	1.27mi

Listing history 15 events

1. 2026-06-18
   days on market $223,500 Active 56 DOM
2. 2026-06-17
   days on market $223,500 Active 55 DOM
3. 2026-06-16
   days on market $223,500 Active 54 DOM
4. 2026-06-15
   days on market $223,500 Active 53 DOM
5. 2026-06-14
   days on market $223,500 Active 51 DOM
6. 2026-06-13
   days on market $223,500 Active 50 DOM
7. 2026-06-10
   days on market $223,500 Active 48 DOM
8. 2026-06-09
   days on market $223,500 Active 47 DOM
9. 2026-06-08
   days on market $223,500 Active 46 DOM
10. 2026-06-07
    days on market $223,500 Active 45 DOM
11. 2026-06-02
    days on market $223,500 Active 40 DOM
12. 2026-06-01
    days on market $223,500 Active 39 DOM
13. 2026-05-31
    days on market $223,500 Active 38 DOM
14. 2026-05-30
    days on market $223,500 Active 37 DOM
15. 2026-04-23
    listed $223,500 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: $30,430
• − Mortgage interest: −$12,519
• − Property taxes: −$3,352
• − Insurance: −$1,118
• − Repairs & maintenance: −$2,434
• − Management: −$2,434
• − Depreciation: −$6,502
• Taxable income: $2,070
• Est. tax owed @ 24.0%: −$497
• After-tax cash flow: $5,008/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 80/100 Cosmetic rehab

This move-in ready manufactured home in Sedona offers a cozy and well-maintained living space with modern updates and a low-maintenance exterior.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace water feature with low-maintenance option — reduces maintenance and enhances curb appeal
• Both install smart home devices — improves convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace water feature with low-maintenance option — reduces maintenance and enhances curb appeal ↑
• Both install smart home devices — improves convenience and energy efficiency ↑

ⓘ 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

• 2026-04-23 Listed $223,500 ARMLS