2727 E University Dr #39 · Tempe, AZ 85288

$19,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 19 Days on market

Built 1975

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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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

REDUCED FOR QUICK CASH SALE * * * BRING ALL REASONABLE OFFERS * * * LARGER 1975 WOODCREST 2 BEDROOM 2 BATHROOM DOUBLEWIDE, 1344 SQ FT, NEWER AC/HOT WATER HEATER/ROOFING SEALED AND COATED ALL WITHIN 5 YEARS AGO APPROX, WAHER/DRYER INSIDE AND INCLUDED, RAMP TO DECK WITH SHED, TANDEM 2 CAR COVERED PARKING, PRIVACY PANELS ON BOTH SIDES OF HOME, N/S FACING, NEWER REFRIGERATOR, enjoy the recently renovated pool, playing shuffleboard, or bocce ball. Bring your dog for a walk around the neighborhood or the dog park. Sage Point is a sunny 55+ adult community with an active lifestyle centered around exploring the area, tucked away from the urban bustle of Phoenix but still conveniently situated r

Key facts

• Ramp to deck
• Newer refrigerator
• Newer roofing

Tags

• NEWER HOT WATER HEATER
• NEWER ROOFING
• RAMP TO DECK
• PRIVACY PANELS
• NEWER REFRIGERATOR
• RECENTLY RENOVATED POOL

Property features AI

Finance

• Other: Property sold/managed on leased land
• HOA & community: Land lease: $1,085 per month; No association fees included; Community pool; Community spa (heated); Community media room; Biking/walking path; Near light rail stop; Near bus stop

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer; 220 volts in kitchen (electric)
• Home design: Manufactured / mobile home; Leasehold ownership; City and city lights views
• Construction: Metal siding; Wood frame construction; Painted exterior
• Exterior features: Private street(s); Gravel/stone front and back; Reflective roof coating; Asphalt road surface; Private maintained road

Interior

• Kitchen: 220 volts in kitchen; Laminate counters; Refrigerator; Dishwasher
• Bedrooms: Up to 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Natural gas heating; Heat pump cooling; Central air; Ceiling fans; Programmable thermostat
• Interior features: Breakfast bar; Kitchen island; Pantry; High-speed internet; No interior steps; Full bath in primary bedroom; Accessible approach with ramp; Multiple entries/exits; Storage
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $20k.

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 ($2k rent vs $20k).
• Recommended offer: $20k (1.5% below list) — sets the bar for market timing.
• Cap rate 86.0% 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 $138 of loan paydown is wiped out by about $597 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.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($20k) 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 $19,601 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 9.28% ✓
• Cap rate: 86.02%
• Cash-on-cash: 284.74%
• DSCR: 13.67
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $127,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2727 E University Dr #80	0.12mi	3/2.0 (+1)	1,344 (0%)	9mo	$20,000	$15	82
2727 E University Dr #146	0.00mi	3/2.0 (+1)	1,248 (-7%)	2mo	$162,500	$130	81
2727 E University Dr #41	0.00mi	3/2.0 (+1)	1,248 (-7%)	8mo	$67,000	$54	77
2727 E University Dr #99	0.00mi	3/2.0 (+1)	1,456 (+8%)	6mo	$172,000	$118	76
2727 E University Dr #110	0.00mi	3/2.0 (+1)	1,456 (+8%)	8mo	$138,000	$95	74
2727 E University Dr #28	0.12mi	2/2.0	1,426 (+6%)	14mo	$165,000	$116	72
2727 E Unversity Dr #106	0.13mi	3/2.0 (+1)	1,456 (+8%)	4mo	$140,000	$96	72
2727 E University Dr #40	0.12mi	2/2.0	1,456 (+8%)	14mo	$192,050	$132	68
2340 E University Dr #52	0.51mi	3/2.0 (+1)	1,344 (0%)	7mo	$80,000	$60	65
2727 E University Dr #78	0.12mi	3/2.0 (+1)	1,540 (+15%)	3mo	$136,130	$88	63
2340 E University Dr #37	0.48mi	3/2.0 (+1)	1,325 (-1%)	21mo	$99,000	$75	53
2340 E University Dr #126	0.60mi	2/2.0	1,152 (-14%)	12mo	$49,900	$43	38

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: —
• Equity multiple: 15.10×
• Total profit: $78,553
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 30.99×
• Total profit: $167,127
• Equity at exit: $1,721

Cash invested: $5,572 (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: 0.9×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$104
• Tax est. 1.5%: −$25 /mo · $298/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $1,322

Break-even live

Break-even rent $174

Max offer price $19,900

Occupancy floor 23%

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2693 E Silk Oak Dr Unit 2693 Tempe, AZ	2.0	1.0	951	$1,400	$1.47	21d	1	0.11mi
2605 E Lemon St Tempe, AZ	3.0	2.0	1176	$1,999	$1.70	1d	1	0.26mi
540 N May #3106 Mesa, AZ	3.0	2.0	1306	$1,540	$1.18	1d	1	0.35mi
540 N May #3122 Mesa, AZ	3.0	2.0	1306	$1,700	$1.30	1d	1	0.37mi
555 N May Mesa, AZ	2.0	2.0	963	$1,695	$1.76	17d	1	0.38mi
540 N May #3119 Mesa, AZ	2.0	2.0	1029	$1,395	$1.36	3d	1	0.39mi
555 N May #23 Mesa, AZ	2.0	2.0	963	$1,752	$1.82	16d	1	0.41mi
546 S Allred Dr Tempe, AZ	2.0	2.0	987	$1,550	$1.57	16d	1	0.42mi
540 N May #2145 Mesa, AZ	2.0	2.0	988	$1,495	$1.51	1d	1	0.44mi
2450 E 5th Pl Tempe, AZ	2.0	2.0	987	$1,650	$1.67	3d	1	0.44mi
633 N May #31 Mesa, AZ	3.0	2.0	936	$1,600	$1.71	21d	1	0.52mi
711 N Evergreen Rd Mesa, AZ	1.0–2.0	1.0–2.0	1017	$2,038	$2.00	1d	11	0.55mi
712 N Santa Barbara #1 Mesa, AZ	3.0	2.0	1363	$2,145	$1.57	1d	1	0.58mi
2320 E Apache Blvd Tempe, AZ	1.0–3.0	1.0–2.0	826	$1,185	$1.43	1d	18	0.61mi
2060 W Devonshire Cir Mesa, AZ	3.0	2.0	1791	$2,600	$1.45	1d	1	0.62mi
2401 E Rio Salado Pkwy Tempe, AZ	2.0–3.0	2.0–3.0	1234	$1,895	$1.54	24d	6	0.69mi
2401 E Rio Salado Pkwy Tempe, AZ	2.0–4.0	2.0–3.5	1470	$1,800	$1.22	1d	4	0.69mi
2131 E 10th St #3 Tempe, AZ	3.0	2.0	1036	$1,950	$1.88	2d	1	0.75mi
2325 E Rio Salado Pkwy Tempe, AZ	2.0	1.0–2.0	901	$2,072	$2.30	1d	12	0.77mi
2123 E Kirkland Ln #2 Tempe, AZ	3.0	2.0	1036	$3,200	$3.09	2d	1	0.79mi
2141 E University Dr Tempe, AZ	1.0–3.0	1.0	825	$1,440	$1.74	1d	6	0.85mi
2157 E Apache Blvd Tempe, AZ	2.0	1.0–2.5	899	$2,225	$2.47	1d	35	0.88mi
2125 E Apache Blvd Tempe, AZ	2.0	1.0–2.0	818	$2,017	$2.47	1d	21	0.97mi
850 S River Dr Rm 2 Tempe, AZ	3.0	3.0	1130	$800	$0.71	1d	1	0.98mi
850 S River Dr #2085 Tempe, AZ	2.0	2.0	1130	$1,599	$1.42	1d	1	0.98mi
2063 E Lemon St Unit 2004 Tempe, AZ	2.0	2.0	1000	$1,695	$1.70	1d	1	1.04mi
2063 E Lemon St Unit 3004 Tempe, AZ	2.0	2.0	1000	$1,795	$1.79	1d	1	1.04mi
1750 S Price Rd Tempe, AZ	2.0	1.0–2.0	732	$1,399	$1.91	1d	12	1.06mi
2027 E University Dr #113 Tempe, AZ	3.0	3.0	1510	$2,250	$1.49	1d	1	1.10mi
901 S Smith Rd #1047 Tempe, AZ	3.0	3.5	1839	$2,895	$1.57	1d	1	1.13mi
901 S Smith Rd #1047 Tempe, AZ	3.0	3.5	1839	$2,895	$1.57	18d	1	1.13mi
98 S River Dr Tempe, AZ	3.0	1.0–3.0	1090	$3,524	$3.23	1d	25	1.15mi
901 S Smith Rd #1056 Tempe, AZ	3.0	2.5	1833	$3,000	$1.64	1d	1	1.15mi
2058 E Apache Blvd Tempe, AZ	1.0–3.0	1.0–3.0	1028	$2,276	$2.21	1d	19	1.15mi
2025 E Apache Blvd Tempe, AZ	1.0–2.0	1.0–2.0	810	$2,293	$2.83	1d	22	1.18mi
2182 E Palmcroft Dr Tempe, AZ	3.0	2.0	1640	$2,296	$1.40	21d	1	1.21mi
2134 E Broadway Rd Tempe, AZ	2.0	2.0	1083	$1,488	$1.37	16d	3	1.22mi
1975 E University Dr Tempe, AZ	1.0–2.0	1.0–2.0	845	$1,643	$1.94	1d	23	1.24mi
909 S Kenwood Cir Unit A Tempe, AZ	2.0	1.0	1443	$1,395	$0.97	5d	1	1.24mi
909 S Kenwood Cir Tempe, AZ	2.0	1.0	1443	$1,395	$0.97	1d	1	1.24mi

Listing history 15 events

1. 2026-06-18
   days on market $19,900 Active 19 DOM
2. 2026-06-17
   days on market $19,900 Active 18 DOM
3. 2026-06-16
   days on market $19,900 Active 17 DOM
4. 2026-06-15
   days on market $19,900 Active 16 DOM
5. 2026-06-13
   days on market $19,900 Active 14 DOM
6. 2026-06-13
   days on market $19,900 Active 13 DOM
7. 2026-06-09
   days on market $19,900 Active 10 DOM
8. 2026-06-08
   days on market $19,900 Active 9 DOM
9. 2026-06-07
   days on market $19,900 Active 8 DOM
10. 2026-06-04
    pricedays on market $19,900 Active 5 DOM
11. 2026-06-03
    days on market $29,500 Active 4 DOM
12. 2026-06-02
    days on market $29,500 Active 3 DOM
13. 2026-06-01
    days on market $29,500 Active 2 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $29,500 Active 1 DOM

ⓘ 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: $22,172
• − Mortgage interest: −$1,115
• − Property taxes: −$298
• − Insurance: −$100
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$579
• Taxable income: $16,533
• Est. tax owed @ 24.0%: −$3,968
• After-tax cash flow: $11,898/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

1 event — show timeline

• 2026-05-27 Listed $29,500 ARMLS