6770 W State Route 89a #41 -- · Sedona, AZ 86336

$124,500

3 bd · 2.0 ba · 1,440 sqft · Land public records · 311 Days on market

Built 1989

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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 MLS

Note: Interior photos to be posted in a few days! Enjoy the peaceful Sedona Shadows 55+ Community (West Sedona) on one of the most scenic properties: 103 Cochise Way. For $149,500.00 you can own a 2100 sq. ft. triple-wide Fuqua manufactured home. With a large raised deck in the natural backyard setting overlooking surrounding hills and red rock formations, this well maintained, recently refurbished spacious home offers fabulous views. Just steps away from the clubhouse (with pool table and giant TV), heated pool and spa, adjoining gym, and picnic area (with horseshoes), and cornhole on the gym porch with stunning views, you will find plenty of opportunity to engage in fun activities. Walking is the main sport here, and a great way to get to know your neighbors. This lovely, recently painted home offers 2 generous bedrooms, 2 bathrooms, an office and laundry room area, a closed-in 4-season porch and an open floor plan that includes a main living room, dining room, bar area with a live edge juniper bar top, and kitchen for easy entertaining. Throughout the home, there is plenty of built in storage. Beautiful vinyl plank flooring (commercial grade) is only 3 years old, with painted walls in Sedona colors providing a very warm atmosphere. An additional enclosed storage area is attached to the house at the rear of the 2 car carport, providing a workshop space. All appliances are included, with a brand new refrigerator and water heater. The electric stovetop was installed 3 years ago. Central air conditioning and heating. Lots of windows to open and enjoy the cool night air. Star gazing is easy from the back deck. Great neighbors are an extra ‘plus’. Owner is selling, so call right away for an appointment: 915-474-3797 or 915-474-0073. Land rent is $1600/month.

Key facts

• Modernized kitchen
• Refreshed bathrooms
• Updated flooring

Tags

• NEW ROOF
• ELECTRIC WINDOW SHADES
• UPDATED FLOORING
• MODERNIZED KITCHEN
• REFRESHED BATHROOMS
• CLUBHOUSE WITH A POOL

Property features AI

Finance

• Other: Association fee includes: Other (see remarks)
• Financial info: Current financing: Other / Non-assumable
• HOA & community: Land lease in place with monthly land lease payment; Land lease amount: $1,328 monthly; Community pool; Heated community spa

Exterior

• Parking: 2 covered parking spaces (off-site); 2 carport spaces
• Security: No security features listed
• Utilities: Propane; Private sewer; Private water company
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Vinyl siding; Other construction materials; Composition roof
• Exterior features: Storage; Desert-front lot; Private maintained road; Mountain view

Interior

• Kitchen: Kitchen island; Electric range/oven; Refrigerator; Dishwasher; Eat-in kitchen; Granite counters
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Central air conditioning; Ceiling fans
• Interior features: Granite counters; Eat-in kitchen; Kitchen island; Wet bar; 3/4 bath in primary bedroom; Dual-pane windows; Gas fireplace; Bath grab bars; Refrigerator; Dishwasher
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $124k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $124k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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 $861 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 311 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 22y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $109,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 311 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.26% ✓
• Cap rate: 19.40%
• Cash-on-cash: 46.82%
• DSCR: 3.08
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 40.7%
• Equity multiple: 2.67×
• Total profit: $58,253
• Equity at exit: $18,563

10-year hold

• IRR: 45.5%
• Equity multiple: 4.75×
• Total profit: $130,605
• Equity at exit: $10,764

Cash invested: $34,860 (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: $2,811 medium
• Mortgage (P&I): −$653
• Tax est. 1.5%: −$156 /mo · $1,868/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $1,360

Break-even live

Break-even rent $1,089

Max offer price $124,500

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: $31,125
• Closing costs: $3,735
• 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 50 events

1. 2026-06-18
   days on market $124,500 Active 311 DOM
2. 2026-06-17
   days on market $124,500 Active 310 DOM
3. 2026-06-16
   days on market $124,500 Active 309 DOM
4. 2026-06-15
   days on market $124,500 Active 308 DOM
5. 2026-06-14
   days on market $124,500 Active 306 DOM
6. 2026-06-13
   days on market $124,500 Active 305 DOM
7. 2026-06-10
   days on market $124,500 Active 303 DOM
8. 2026-06-09
   days on market $124,500 Active 302 DOM
9. 2026-06-08
   days on market $124,500 Active 301 DOM
10. 2026-06-07
    days on market $124,500 Active 300 DOM
11. 2026-06-02
    days on market $124,500 Active 295 DOM
12. 2026-06-01
    days on market $124,500 Active 294 DOM
13. 2026-05-31
    days on market $124,500 Active 293 DOM
14. 2026-05-30
    pricedays on market $124,500 Active 292 DOM
15. 2026-05-12
    listed $149,500 Active 1823-char remark

    Show marketing remark (1943 chars)

    Enjoy the peaceful Sedona Shadows 55+ Community (West Sedona) on one of the most scenic properties: 103 Cochise Way. For $149,500.00 you can own a 2100 sq. ft. triple-wide Fuqua manufactured home. With a large raised deck in the natural backyard setting overlooking surrounding hills and red rock formations, this well maintained, recently refurbished spacious home offers fabulous views. Just steps away from the clubhouse, heated pool and spa, adjoining gym, picnic area, and cornhole on the gym porch, you will find plenty of opportunity to engage in fun activities. Walking is the main sport here, and a great way to get to know your neighbors. This lovely, recently painted home offers 2 large bedrooms (with room for King beds in each), 2 bathrooms, an office and laundry room area, as well as a closed-in heated/cooled 4-season porch that's 25' x 9'; this porch is currently being used as an artist's studio. An open floor plan includes a main living room, dining room, bar area with a live edge juniper bar top. The kitchen is open to the main living/dining area for easy entertaining. Throughout the home, there is plenty of built in storage. Beautiful vinyl plank flooring (commercial grade) is only 3 years old. Painted walls in Sedona colors provide a very warm atmosphere. An additional enclosed storage area is attached to the house at the rear of the 2 car carport, providing a workshop space. All appliances are included with a brand new refrigerator and water heater. The electric stovetop was installed 3 years ago. Central air conditioning and heating. Lots of windows to open and enjoy the cool night air. Lots of storage! Easy care natural yard. Star gazing is easy from the back deck. Great neighbors are an extra plus. Owner is selling, so call right away for an appointment. Land rent is $1660/month (which includes clubhouse, pool, spa, gym, and all Sedona Shadows amenities). More info at https://tinyurl.com/2blotbpq

16. 2026-05-12
    listed $149,500 Active 1943-char remark

    Show marketing remark (1943 chars)

    Enjoy the peaceful Sedona Shadows 55+ Community (West Sedona) on one of the most scenic properties: 103 Cochise Way. For $149,500.00 you can own a 2100 sq. ft. triple-wide Fuqua manufactured home. With a large raised deck in the natural backyard setting overlooking surrounding hills and red rock formations, this well maintained, recently refurbished spacious home offers fabulous views. Just steps away from the clubhouse, heated pool and spa, adjoining gym, picnic area, and cornhole on the gym porch, you will find plenty of opportunity to engage in fun activities. Walking is the main sport here, and a great way to get to know your neighbors. This lovely, recently painted home offers 2 large bedrooms (with room for King beds in each), 2 bathrooms, an office and laundry room area, as well as a closed-in heated/cooled 4-season porch that's 25' x 9'; this porch is currently being used as an artist's studio. An open floor plan includes a main living room, dining room, bar area with a live edge juniper bar top. The kitchen is open to the main living/dining area for easy entertaining. Throughout the home, there is plenty of built in storage. Beautiful vinyl plank flooring (commercial grade) is only 3 years old. Painted walls in Sedona colors provide a very warm atmosphere. An additional enclosed storage area is attached to the house at the rear of the 2 car carport, providing a workshop space. All appliances are included with a brand new refrigerator and water heater. The electric stovetop was installed 3 years ago. Central air conditioning and heating. Lots of windows to open and enjoy the cool night air. Lots of storage! Easy care natural yard. Star gazing is easy from the back deck. Great neighbors are an extra plus. Owner is selling, so call right away for an appointment. Land rent is $1660/month (which includes clubhouse, pool, spa, gym, and all Sedona Shadows amenities). More info at https://tinyurl.com/2blotbpq

17. 2026-05-06
    price $129,500
18. 2026-02-05
    price $139,500
19. 2025-12-13
    historical
20. 2025-10-17
    listed $33,000 Active
21. 2025-10-07
    price $145,000
22. 2025-10-05
    historical $1,944
23. 2025-09-13
    price $153,000
24. 2025-09-05
    price $1,944
25. 2025-08-23
    listed $2,016
26. 2025-08-11
    listed $160,000 Active
27. 2025-06-29
    historical $1,750
28. 2025-05-25
    listed $1,750
29. 2023-12-04
    historical
30. 2023-11-25
    listed $175,000
31. 2023-11-20
    historical
32. 2023-11-17
    listed $175,000
33. 2023-11-07
    historical
34. 2023-09-08
    listed $119,000
35. 2023-03-15
    historical
36. 2022-12-21
    listed $120,000
37. 2022-06-27
    historical
38. 2022-06-17
    listed $84,000
39. 2022-05-26
    soldstatus $135,000
40. 2022-04-09
    listed $135,000
41. 2014-07-17
    historical
42. 2014-06-21
    listed $1,000
43. 2007-08-18
    historical
44. 2006-04-05
    listed $774,900
45. 2006-04-03
    historical
46. 2005-11-22
    soldstatus $346,000
47. 2005-11-15
    soldstatus $345,800
48. 2005-11-01
    soldstatus $389,000
49. 2005-09-07
    listed $389,000
50. 2005-03-14
    historical

ⓘ 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: $33,728
• − Mortgage interest: −$6,974
• − Property taxes: −$1,868
• − Insurance: −$622
• − Repairs & maintenance: −$2,698
• − Management: −$2,698
• − Depreciation: −$3,622
• Taxable income: $15,246
• Est. tax owed @ 24.0%: −$3,659
• After-tax cash flow: $12,662/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

-96.7% since first listed

41 events — show timeline

• 2026-05-12 Listed $149,500 FSBO.com
• 2026-05-12 Listed $149,500 FSBO.com
• 2026-05-06 Price Changed $129,500 ARMLS
• 2026-02-05 Price Changed $139,500 ARMLS
• 2025-12-13 Listing Removed — ARMLS
• 2025-10-17 Listed $33,000 ARMLS
• 2025-10-07 Price Changed $145,000 ARMLS
• 2025-10-05 Rental Removed $1,944 ZUMPER1
• 2025-09-13 Price Changed $153,000 ARMLS
• 2025-09-05 Price Changed $1,944 ZUMPER1
• 2025-08-23 Listed for Rent $2,016 ZUMPER1
• 2025-08-11 Listed $160,000 ARMLS
• 2025-06-29 Rental Removed $1,750 ZUMPER1
• 2025-05-25 Listed for Rent $1,750 ZUMPER1
• 2023-12-04 Listing Removed — ARMLS
• 2023-11-25 Listed $175,000 ARMLS
• 2023-11-20 Listing Removed — ARMLS
• 2023-11-17 Listed $175,000 ARMLS
• 2023-11-07 Listing Removed — ARMLS
• 2023-09-08 Listed $119,000 ARMLS
• 2023-03-15 Listing Removed — ARMLS
• 2022-12-21 Listed $120,000 ARMLS
• 2022-06-27 Listing Removed — ARMLS
• 2022-06-17 Listed $84,000 ARMLS
• 2022-05-26 Sold (MLS) $135,000 ARMLS
• 2022-04-09 Listed $135,000 ARMLS
• 2014-07-17 Listing Removed — ARMLS
• 2014-06-21 Listed $1,000 ARMLS
• 2007-08-18 Listing Removed — ARMLS
• 2006-04-05 Listed $774,900 ARMLS
• 2006-04-03 Listing Removed — ARMLS
• 2005-11-22 Sold (MLS) $346,000 ARMLS
• 2005-11-15 Sold (MLS) $345,800 ARMLS
• 2005-11-01 Sold (MLS) $389,000 ARMLS
• 2005-09-07 Listed $389,000 ARMLS
• 2005-03-14 Listing Removed — ARMLS
• 2004-03-26 Listed $375,000 ARMLS
• 2004-03-26 Listed $330,000 ARMLS
• 2004-03-26 Listed $775,000 ARMLS
• 2004-03-13 Listed $2,050,000 ARMLS
• 1999-06-18 Sold (Public Records) $4,529,597 Public Records

Property tax history

-3.5%/yr

Latest (2025): $19,017 · +4.3% YoY. Source: county tax records.