2727 E University Dr #91 · Tempe, AZ 85288

$159,900

2 bd · 2.0 ba · 1,200 sqft · SingleFamily · 399 Days on market

Built 2025 ↓ 5% since listing

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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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This 1200 square foot manufactured home in Sage Point features a spacious living room, two bedrooms and two bathrooms. The master bedroom comes complete with an en suite bathroom and walk-in closet for added convenience. The kitchen is equipped with stainless steel appliances including an oven, fridge, dishwasher, microwave, and garbage disposal. The home also includes a laundry room with washer/dryer hookups, central A/C, and a hot water heater. Outside, there is a carport for parking. Sage Point in Tempe, AZ, is a thriving community with a range of amenities for residents to enjoy. The community offers a clubhouse, fitness center, and swimming pool for relaxation and recreation. Residents can also take advantage of the community's walking paths and green spaces for outdoor activities. With easy access to local shopping, dining, and entertainment options, Sage Point provides a convenient and comfortable living experience in the heart of Tempe.

Key facts

• Open floor plan
• Front porch
• Community activities

Tags

• OPEN FLOOR PLAN
• MODERN KITCHEN
• FRONT PORCH
• COMMUNITY ACTIVITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.4% in Tempe — 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 78/100 on livability (#10 in AZ, #2,527 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-, cost of living C-, health & safety D.
• Tempe School District (4258) (urban): math 17% / reading 29% proficiency, ranked #170 of 249 in AZ (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.7%/yr); 105 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 399 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 399 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.08% ✓
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $391,200
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2510 E Randall Dr	0.21mi	3/2.0 (+1)	1,287 (+7%)	2mo	$419,000	$326	71
2530 E Randall Dr	0.15mi	3/2.0 (+1)	1,238 (+3%)	14mo	$403,800	$326	71
2235 E Victory Dr	0.54mi	3/2.0 (+1)	1,210 (+1%)	1mo	$360,000	$298	68
2064 W Camino Cir	0.50mi	3/2.0 (+1)	1,213 (+1%)	6mo	$420,000	$346	65
2515 E Mcarthur Dr	0.27mi	3/2.0 (+1)	1,251 (+4%)	13mo	$400,000	$320	64
2534 E Maryland Dr	0.17mi	3/2.0 (+1)	1,303 (+9%)	16mo	$435,500	$334	59
280 S Evergreen Rd #1287	0.57mi	2/2.5	1,100 (-8%)	9mo	$395,000	$359	50
520 N Santa Barbara St	0.45mi	3/2.0 (+1)	1,332 (+11%)	17mo	$380,000	$285	42

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 · 1.66% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-11,559
• Equity at exit: $23,842

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $2,260
• Equity at exit: $13,825

Cash invested: $44,772 (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 85288

• Home prices YoY: -0.7%
• Rents YoY: 1.7%
• Active inventory: 105
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $261

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 80%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2694 E Oakleaf Dr Tempe, AZ	2.0	1.0	780	$1,175	$1.51	1d	1	0.11mi
2693 E Silk Oak Dr Unit 2693 Tempe, AZ	2.0	1.0	951	$1,400	$1.47	21d	1	0.15mi
2605 E Lemon St Tempe, AZ	3.0	2.0	1176	$1,999	$1.70	1d	1	0.17mi
2354 W University Dr Mesa, AZ	2.0	1.0–2.0	655	$1,659	$2.53	1d	30	0.29mi
540 N May #3106 Mesa, AZ	3.0	2.0	1306	$1,540	$1.18	1d	1	0.41mi
540 N May #3122 Mesa, AZ	3.0	2.0	1306	$1,700	$1.30	1d	1	0.42mi
540 N May #1101 Mesa, AZ	2.0	1.0	855	$1,399	$1.64	1d	1	0.42mi
546 S Allred Dr Tempe, AZ	2.0	2.0	987	$1,550	$1.57	15d	1	0.44mi
540 N May #3119 Mesa, AZ	2.0	2.0	1029	$1,395	$1.36	3d	1	0.45mi
555 N May Mesa, AZ	2.0	2.0	963	$1,695	$1.76	17d	1	0.46mi
602 N May #21 Mesa, AZ	1.0	1.0	713	$1,350	$1.89	1d	1	0.47mi
2450 E 5th Pl Tempe, AZ	2.0	2.0	987	$1,650	$1.67	3d	1	0.47mi
540 N May #2145 Mesa, AZ	2.0	2.0	988	$1,495	$1.51	1d	1	0.49mi
555 N May #23 Mesa, AZ	2.0	2.0	963	$1,752	$1.82	15d	1	0.49mi
601 N May #5 Mesa, AZ	2.0	1.0	805	$1,349	$1.68	1d	1	0.50mi
2320 E Apache Blvd Tempe, AZ	1.0–3.0	1.0–2.0	826	$1,185	$1.43	1d	18	0.53mi
633 N May #31 Mesa, AZ	3.0	2.0	936	$1,600	$1.71	21d	1	0.60mi
711 N Evergreen Rd Mesa, AZ	1.0–2.0	1.0–2.0	1017	$2,038	$2.00	1d	11	0.61mi
712 N Santa Barbara #1 Mesa, AZ	3.0	2.0	1363	$2,145	$1.57	1d	1	0.66mi
2131 E 10th St #3 Tempe, AZ	3.0	2.0	1036	$1,950	$1.88	2d	1	0.69mi
2401 E Rio Salado Pkwy Tempe, AZ	2.0–4.0	2.0–3.5	1470	$1,800	$1.22	1d	4	0.72mi
2401 E Rio Salado Pkwy Tempe, AZ	2.0–3.0	2.0–3.0	1234	$1,895	$1.54	24d	6	0.72mi
2123 E Kirkland Ln #2 Tempe, AZ	3.0	2.0	1036	$3,200	$3.09	2d	1	0.73mi
2325 E Rio Salado Pkwy Tempe, AZ	2.0	1.0–2.0	901	$2,072	$2.30	1d	12	0.78mi
2157 E Apache Blvd Tempe, AZ	2.0	1.0–2.5	899	$2,225	$2.47	1d	35	0.80mi
2141 E University Dr Tempe, AZ	1.0–3.0	1.0	825	$1,440	$1.74	1d	6	0.80mi
2148 E Apache Blvd Tempe, AZ	1.0–2.0	1.0–2.0	755	$1,515	$2.01	1d	4	0.80mi
952 E Tempe Ct Tempe, AZ	2.0	1.0	700	$1,450	$2.07	16d	1	0.84mi
2125 E Apache Blvd Tempe, AZ	2.0	1.0–2.0	818	$2,017	$2.47	1d	21	0.89mi
1532 S Price Rd Tempe, AZ	1.0–2.0	1.0	675	$1,300	$1.93	1d	9	0.91mi
850 S River Dr Rm 2 Tempe, AZ	3.0	3.0	1130	$800	$0.71	1d	1	0.93mi
850 S River Dr #2085 Tempe, AZ	2.0	2.0	1130	$1,599	$1.42	1d	1	0.93mi
2063 E Lemon St Unit 2004 Tempe, AZ	2.0	2.0	1000	$1,695	$1.70	1d	1	0.96mi
2063 E Lemon St Unit 3004 Tempe, AZ	2.0	2.0	1000	$1,795	$1.79	1d	1	0.96mi
1750 S Price Rd Tempe, AZ	2.0	1.0–2.0	732	$1,399	$1.91	1d	12	0.97mi
2058 E Apache Blvd Tempe, AZ	1.0–3.0	1.0–3.0	1028	$2,276	$2.21	1d	19	1.07mi
2025 E Apache Blvd Tempe, AZ	1.0–2.0	1.0–2.0	810	$2,293	$2.83	1d	22	1.11mi
2134 E Broadway Rd Tempe, AZ	2.0	2.0	1083	$1,488	$1.37	15d	3	1.13mi
1978 E Don Carlos Tempe, AZ	2.0	1.0	700	$1,195	$1.71	2d	1	1.14mi
98 S River Dr Tempe, AZ	3.0	1.0–3.0	1090	$3,524	$3.23	1d	25	1.15mi

Listing history 16 events

1. 2026-06-18
   days on market $159,900 Active 399 DOM
2. 2026-06-17
   days on market $159,900 Active 398 DOM
3. 2026-06-16
   days on market $159,900 Active 397 DOM
4. 2026-06-15
   days on market $159,900 Active 396 DOM
5. 2026-06-13
   days on market $159,900 Active 394 DOM
6. 2026-06-13
   days on market $159,900 Active 393 DOM
7. 2026-06-09
   days on market $159,900 Active 390 DOM
8. 2026-06-08
   days on market $159,900 Active 389 DOM
9. 2026-06-07
   days on market $159,900 Active 388 DOM
10. 2026-06-04
    days on market $159,900 Active 385 DOM
11. 2026-06-03
    days on market $159,900 Active 384 DOM
12. 2026-06-02
    days on market $159,900 Active 383 DOM
13. 2026-06-01
    days on market $159,900 Active 382 DOM
14. 2026-05-31
    days on market $159,900 Active 381 DOM
15. 2025-09-04
    price $179,900 958-char remark

    Show marketing remark (958 chars)

    This 1200 square foot manufactured home in Sage Point features a spacious living room, two bedrooms and two bathrooms. The master bedroom comes complete with an en suite bathroom and walk-in closet for added convenience. The kitchen is equipped with stainless steel appliances including an oven, fridge, dishwasher, microwave, and garbage disposal. The home also includes a laundry room with washer/dryer hookups, central A/C, and a hot water heater. Outside, there is a carport for parking. Sage Point in Tempe, AZ, is a thriving community with a range of amenities for residents to enjoy. The community offers a clubhouse, fitness center, and swimming pool for relaxation and recreation. Residents can also take advantage of the community's walking paths and green spaces for outdoor activities. With easy access to local shopping, dining, and entertainment options, Sage Point provides a convenient and comfortable living experience in the heart of Tempe.

16. 2025-05-15
    listed $189,900 Active 958-char remark

    Show marketing remark (958 chars)

    This 1200 square foot manufactured home in Sage Point features a spacious living room, two bedrooms and two bathrooms. The master bedroom comes complete with an en suite bathroom and walk-in closet for added convenience. The kitchen is equipped with stainless steel appliances including an oven, fridge, dishwasher, microwave, and garbage disposal. The home also includes a laundry room with washer/dryer hookups, central A/C, and a hot water heater. Outside, there is a carport for parking. Sage Point in Tempe, AZ, is a thriving community with a range of amenities for residents to enjoy. The community offers a clubhouse, fitness center, and swimming pool for relaxation and recreation. Residents can also take advantage of the community's walking paths and green spaces for outdoor activities. With easy access to local shopping, dining, and entertainment options, Sage Point provides a convenient and comfortable living experience in the heart of Tempe.

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,751
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$4,652
• Taxable income: $624
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $2,983/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: Tempe School District (4258)
• NCES district ID: 0408310
• Math proficiency: 17% ▼ -19.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $43,112
• Composite: 19.7/100
• National rank: #8721
• State rank: #170 of 249 in AZ

Livability — Tempe

• Score: 78/100
• State rank: #10
• US rank: #2527

Category grades

Amenities A+ Commute A+ Cost of living C- Crime F Employment B- Housing A+ Health & safety D User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tempe, AZ
• County: Maricopa County · 4,537,380 people
• City population: 193,337
• Metro: Phoenix-Mesa-Chandler, AZ

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: ▼ -4.56%
• Current HPI: 693.23
• Rent YoY: ▲ 1.66%
• Metro: Phoenix-Mesa-Chandler, 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

-5.3% since first listed

2 events — show timeline

• 2025-09-04 Price Changed $179,900 Zillow
• 2025-05-15 Listed $189,900 Zillow