205 S Sunset Dr #78 · Sedona, AZ 86336

$150,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 212 Days on market

Built 1971 Est $148k · at est.

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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 +6.8/15.0
• 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

This is a charming 2 bedroom 2 bath double-wide mobile home in the most idyllic location in West Sedona with red rock views!New toilet and mostly fenced yard. Sedona has been an open and thriving town and continues to be a healthy place to live.You can walk to Natural Grocers, Sunset Park, the movie theater, the post office, multiple hiking trails, such as Airport Mesa Vortex, cafes and galleries. There are mature fruiting trees in the back yard that you can eat from! Two pomegranate trees, two plum trees, one cherry tree, one almond tree, one fig tree and your own vineyard. Yes, grapes that you can pick from your deck! There is also a small area to grow vegetables with organic dirt already in place. Lot rent is $603 a month in this 55 plus community. Everything is on irrigation so there is nothing to do except sit back and enjoy the red rock views and shade from the trees. There is also a beautiful smelling Jasmin plant, rosemary and rose bushes with flowers. The grass is Astro-Turf, so no mowing necessary. The house has a screened and covered outdoor veranda that is special and relaxing to sit in. The neighborhood is friendly and has a community center, pool, library, kitchen, holiday parties, weight room and place to keep RV's. You can partake if you like or stay secluded and never see anyone. That's what I like about it. It's very peaceful. And yet, if a pipe breaks and you need help with something you will have it. It's a sweet place to live. Carport for 2-3 cars. Large shed in the backyard. the greatest little park just up Sunset road with lots of grass for dogs and people to run around on!There is a small convection oven, microwave, fridge/freezer, dish washer, W/D, garbage disposal, central AC and heat. There is also an expensive Reverse Osmosis water filter on the kitchen sink, as Verde Valley water is high in natural Arsenic. Low VOC paint was used on the house. New water heater. Beautiful wood deck on the side of the house. The house siding is metal and must be redone with wood/vinyl within 4 months of moving in. Estimated at 15k

Key facts

• Near pool
• New bath vanities
• Walking trails

Tags

• BRIGHT OPEN FLOOR PLAN
• WALKING TRAILS
• NEAR COMPLEX CLUBHOUSE
• NEAR POOL
• NEW LUXURY VINYL FLOORS
• NEW BATH VANITIES

Property features AI

Finance

• HOA & community: Land lease (monthly); Land lease amount: $883.80 monthly; Association fees include sewer, gas, and water; Community pool; Community pickleball courts

Exterior

• Parking: Tandem garage; 2-car garage; 2-car carport; 4 covered parking spaces
• Utilities: Public sewer; Private water company
• Home design: Leasehold property; Manufactured / mobile home
• Construction: Metal and rolled/hot mop roof; Construction materials: see remarks; Building area source: Owner
• Exterior features: Private street(s); Partial fencing; Desert front and back; Private maintained road

Interior

• Kitchen: Refrigerator; Dishwasher; Pantry; Laminate counters; Eat-in kitchen
• Bedrooms: 2 possible bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Eat-in kitchen; No interior steps; Pantry; 3/4 bath in master bedroom; Laminate counters
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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; 1 comparable units currently listed for rent nearby; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• This rent runs 39% 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 $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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $90k; list at $150k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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 1971 — 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: 1.50% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.14%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $147,840
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Sunset Dr #100	0.19mi	2/1.5	980 (+2%)	2mo	$72,500	$74	84
205 Sunset Dr #121	0.05mi	2/2.0	1,020 (+6%)	8mo	$157,000	$154	80
15 Bonita Ln	0.43mi	3/2.0 (+1)	1,100 (+15%)	6mo	$525,000	$477	46
6770 W State Route 89a #178	0.72mi	2/2.0	1,104 (+15%)	23mo	$50,000	$45	22

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: 10.2%
• Equity multiple: 1.39×
• Total profit: $16,265
• Equity at exit: $22,365

10-year hold

• IRR: 16.7%
• Equity multiple: 2.18×
• Total profit: $49,516
• Equity at exit: $12,969

Cash invested: $42,000 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,249 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $740

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 62%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 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

Listing history 3 events

1. 2025-10-27
   listed $150,000 Active
2. 2021-12-08
   soldstatus $90,000 2076-char remark

   Show marketing remark (2076 chars)

   This is a charming 2 bedroom 2 bath double-wide mobile home in the most idyllic location in West Sedona with red rock views!New toilet and mostly fenced yard. Sedona has been an open and thriving town and continues to be a healthy place to live.You can walk to Natural Grocers, Sunset Park, the movie theater, the post office, multiple hiking trails, such as Airport Mesa Vortex, cafes and galleries. There are mature fruiting trees in the back yard that you can eat from! Two pomegranate trees, two plum trees, one cherry tree, one almond tree, one fig tree and your own vineyard. Yes, grapes that you can pick from your deck! There is also a small area to grow vegetables with organic dirt already in place. Lot rent is $603 a month in this 55 plus community. Everything is on irrigation so there is nothing to do except sit back and enjoy the red rock views and shade from the trees. There is also a beautiful smelling Jasmin plant, rosemary and rose bushes with flowers. The grass is Astro-Turf, so no mowing necessary. The house has a screened and covered outdoor veranda that is special and relaxing to sit in. The neighborhood is friendly and has a community center, pool, library, kitchen, holiday parties, weight room and place to keep RV's. You can partake if you like or stay secluded and never see anyone. That's what I like about it. It's very peaceful. And yet, if a pipe breaks and you need help with something you will have it. It's a sweet place to live. Carport for 2-3 cars. Large shed in the backyard. the greatest little park just up Sunset road with lots of grass for dogs and people to run around on!There is a small convection oven, microwave, fridge/freezer, dish washer, W/D, garbage disposal, central AC and heat. There is also an expensive Reverse Osmosis water filter on the kitchen sink, as Verde Valley water is high in natural Arsenic. Low VOC paint was used on the house. New water heater. Beautiful wood deck on the side of the house. The house siding is metal and must be redone with wood/vinyl within 4 months of moving in. Estimated at 15k

3. 2021-09-05
   listed $110,000 2076-char remark

   Show marketing remark (2076 chars)

   This is a charming 2 bedroom 2 bath double-wide mobile home in the most idyllic location in West Sedona with red rock views!New toilet and mostly fenced yard. Sedona has been an open and thriving town and continues to be a healthy place to live.You can walk to Natural Grocers, Sunset Park, the movie theater, the post office, multiple hiking trails, such as Airport Mesa Vortex, cafes and galleries. There are mature fruiting trees in the back yard that you can eat from! Two pomegranate trees, two plum trees, one cherry tree, one almond tree, one fig tree and your own vineyard. Yes, grapes that you can pick from your deck! There is also a small area to grow vegetables with organic dirt already in place. Lot rent is $603 a month in this 55 plus community. Everything is on irrigation so there is nothing to do except sit back and enjoy the red rock views and shade from the trees. There is also a beautiful smelling Jasmin plant, rosemary and rose bushes with flowers. The grass is Astro-Turf, so no mowing necessary. The house has a screened and covered outdoor veranda that is special and relaxing to sit in. The neighborhood is friendly and has a community center, pool, library, kitchen, holiday parties, weight room and place to keep RV's. You can partake if you like or stay secluded and never see anyone. That's what I like about it. It's very peaceful. And yet, if a pipe breaks and you need help with something you will have it. It's a sweet place to live. Carport for 2-3 cars. Large shed in the backyard. the greatest little park just up Sunset road with lots of grass for dogs and people to run around on!There is a small convection oven, microwave, fridge/freezer, dish washer, W/D, garbage disposal, central AC and heat. There is also an expensive Reverse Osmosis water filter on the kitchen sink, as Verde Valley water is high in natural Arsenic. Low VOC paint was used on the house. New water heater. Beautiful wood deck on the side of the house. The house siding is metal and must be redone with wood/vinyl within 4 months of moving in. Estimated at 15k

ⓘ 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: $26,986
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,159
• − Management: −$2,159
• − Depreciation: −$4,364
• Taxable income: $6,902
• Est. tax owed @ 24.0%: −$1,657
• After-tax cash flow: $7,223/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

+36.4% since first listed

3 events — show timeline

• 2025-10-27 Listed $150,000 ARMLS
• 2021-12-08 Sold (MLS) $90,000 ARMLS
• 2021-09-05 Listed $110,000 ARMLS