6770 W State Route 89a -- #150 · Sedona, AZ 86336

$53,000

2 bd · 2.0 ba · 1,425 sqft · Manufactured · 22 Days on market

Built 1995 Fair condition Est $86k · 38% under ↓ 55% since listing

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

Listing remarks

This wonderful home has 2 spacious bedrooms plus an office/flex room. It has a spacious, open floor plan with skylights which bring in natural lighting. The kitchen has a gas stove, a breakfast bar and ample cabinets and counterspace. The primary bedroom has a slider to a covered deck that overlooks open space. The mature trees offer shade and privacy. This 55+ community has a heated pool and spa for exercise and relaxation. There is clubhouse for community get togethers, a fitness center and billiards, too. Just a short drive to Sedona's restaurants, trails, and shopping. Home needs a little updating and is priced accordingly. It is ready for your personal touches to make it your perfect p

Key facts

• Covered deck
• Open floor plan
• Spa

Tags

• OPEN FLOOR PLAN
• GAS STOVE
• BREAKFAST BAR
• COVERED DECK
• HEATED POOL
• SPA

Property features AI

Finance

• Other: Lot features noted by owner
• HOA & community: Land lease of $1,393 per month; Association fee includes: other (see remarks)

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: Propane; Private sewer; Private water company
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood siding; Wood frame construction; Composition roof
• Exterior features: Natural desert front landscaping; Natural desert back landscaping; Heated spa; Community pool

Interior

• Kitchen: Refrigerator; Dishwasher; Disposal; Laminate countertops
• Bedrooms: 3 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Window/wall air conditioning (see remarks)
• Interior features: Breakfast bar; Full bath in primary 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 $53k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $53k).
• Recommended offer: $52k (1.5% below list) — sets the bar for market timing.
• Cap rate 44.2% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).
• At $2,585/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 $366 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 $15k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $52,205 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 4.88% ✓
• Cap rate: 44.23%
• Cash-on-cash: 135.49%
• DSCR: 7.03
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $85,500
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6770 W State Route 89a #55	0.01mi	2/2.0	1,456 (+2%)	6mo	$50,000	$34	91
6770 W State Route 89a #67	0.00mi	2/2.0	1,440 (+1%)	18mo	$40,000	$28	83
6770 W SR 89a -- #159	0.00mi	2/2.0	1,296 (-9%)	9mo	$70,000	$54	78
6770 W State Rte 89a #53	0.00mi	3/2.0 (+1)	1,344 (-6%)	14mo	$80,000	$60	74
6770 W State Route 89a #63	0.01mi	2/2.0	1,232 (-14%)	14mo	$115,000	$93	66
6770 W Sr 89a #139	0.01mi	2/2.0	1,248 (-12%)	17mo	$120,000	$96	65

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: 7.10×
• Total profit: $90,595
• Equity at exit: $7,902

10-year hold

• IRR: —
• Equity multiple: 13.61×
• Total profit: $187,192
• Equity at exit: $4,582

Cash invested: $14,840 (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: 1.7×

Monthly cashflow live

• Estimated rent: $2,585 medium
• Mortgage (P&I): −$278
• Tax est. 1.5%: −$66 /mo · $795/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $1,676

Break-even live

Break-even rent $464

Max offer price $53,000

Occupancy floor 30%

Sensitivity live

Price	-10% $1,712	-5% $1,694	+0% $1,676	+5% $1,657	+10% $1,639
Rent	-10% $1,471	-5% $1,573	+0% $1,676	+5% $1,778	+10% $1,880
Rate	-1.0pp $1,702	-0.5pp $1,689	base $1,676	+0.5pp $1,662	+1.0pp $1,648

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: $13,250
• Closing costs: $1,590
• 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	14d	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	14d	4	1.25mi

Listing history 17 events

1. 2026-06-18
   days on market $53,000 Active 22 DOM
2. 2026-06-17
   days on market $53,000 Active 21 DOM
3. 2026-06-16
   days on market $53,000 Active 20 DOM
4. 2026-06-15
   days on market $53,000 Active 19 DOM
5. 2026-06-14
   days on market $53,000 Active 17 DOM
6. 2026-06-13
   days on market $53,000 Active 16 DOM
7. 2026-06-10
   days on market $53,000 Active 14 DOM
8. 2026-06-09
   days on market $53,000 Active 13 DOM
9. 2026-06-08
   days on market $53,000 Active 12 DOM
10. 2026-06-07
    days on market $53,000 Active 11 DOM
11. 2026-06-02
    days on market $53,000 Active 6 DOM
12. 2026-06-01
    days on market $53,000 Active 5 DOM
13. 2026-05-31
    days on market $53,000 Active 4 DOM
14. 2026-05-30
    days on market $53,000 Active 3 DOM
15. 2026-05-27
    listed $53,000 Active
16. 2022-04-12
    historical
17. 2022-03-25
    listed $119,000

ⓘ 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: $31,016
• − Mortgage interest: −$2,969
• − Property taxes: −$795
• − Insurance: −$265
• − Repairs & maintenance: −$2,481
• − Management: −$2,481
• − Depreciation: −$1,542
• Taxable income: $20,482
• Est. tax owed @ 24.0%: −$4,916
• After-tax cash flow: $15,191/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 · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate updates to its kitchen, bathrooms, and exterior to improve its condition and increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate exterior paint — moderate wear and tear

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen will attract more buyers
• Resale update bathrooms with new fixtures and vanity — modernizing the bathrooms will attract more buyers
• Resale paint exterior and replace siding — improving the exterior will increase curb appeal and attract more buyers
• Both replace carpets with hardwood or tile flooring — this will improve the home's appearance and increase both resale and rental value
• Resale replace curtains and blinds with new, modern options — modernizing the windows will improve the home's curb appeal and attract more buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
exterior paint · moderate wear and tear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen will attract more buyers ↑
• Resale update bathrooms with new fixtures and vanity — modernizing the bathrooms will attract more buyers ↑
• Resale paint exterior and replace siding — improving the exterior will increase curb appeal and attract more buyers ↑
• Both replace carpets with hardwood or tile flooring — this will improve the home's appearance and increase both resale and rental value ↑
• Resale replace curtains and blinds with new, modern options — modernizing the windows will improve the home's curb appeal and attract more buyers ↑

ⓘ 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

-55.5% since first listed

3 events — show timeline

• 2026-05-27 Listed $53,000 ARMLS
• 2022-04-12 Listing Removed — ARMLS
• 2022-03-25 Listed $119,000 ARMLS