2727 E University Dr #55 · Tempe, AZ 85288

$35,000

2 bd · 1.0 ba · 1,056 sqft · Manufactured · 349 Days on market

Built 1972

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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

Key facts

• Dog park
• Fitness center
• Community pool

Tags

• COMMUNITY POOL
• FITNESS CENTER
• COMMUNITY CENTER
• DOG PARK
• BIKE TRAILS

Property features AI

Finance

• Other: Lot features include gravel/stone front and back; Lot size reported by owner
• HOA & community: Community pool; Fitness center; Near light rail stop; Near bus stop; Association fees include sewer, water, trash, and grounds maintenance; Monthly land lease of $1,045

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured/Mobile home; Leasehold ownership
• Construction: Metal siding; Painted exterior; Foam roof
• Exterior features: Gravel/stone front; Gravel/stone back; Storage

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Disposal; Built-in electric oven
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Refrigerator; Dishwasher; Disposal; Built-in electric oven; Storage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 44.6% 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 2d 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 349 days — a 12% lower offer ($31k) 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 $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 349 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 1972 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.92% ✓
• Cap rate: 44.60%
• Cash-on-cash: 136.83%
• DSCR: 7.09
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $72,864
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2340 E University Dr #184	0.47mi	2/1.5	980 (-7%)	23mo	$68,000	$69	45
2340 E University Dr #126	0.62mi	2/2.0	1,152 (+9%)	12mo	$49,900	$43	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: —
• Equity multiple: 7.45×
• Total profit: $63,235
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 15.05×
• Total profit: $137,667
• Equity at exit: $3,026

Cash invested: $9,800 (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: 1.7×

Monthly cashflow live

• Estimated rent: $1,721 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $1,117

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 30%

Sensitivity live

Price	-10% $1,142	-5% $1,130	+0% $1,117	+5% $1,105	+10% $1,093
Rent	-10% $981	-5% $1,049	+0% $1,117	+5% $1,185	+10% $1,253
Rate	-1.0pp $1,135	-0.5pp $1,126	base $1,117	+0.5pp $1,108	+1.0pp $1,099

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: $8,750
• Closing costs: $1,050
• 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	2d	1	0.11mi
2693 E Silk Oak Dr Unit 2693 Tempe, AZ	2.0	1.0	951	$1,400	$1.47	22d	1	0.15mi
2605 E Lemon St Tempe, AZ	3.0	2.0	1176	$1,999	$1.70	2d	1	0.17mi
2354 W University Dr Mesa, AZ	2.0	1.0–2.0	655	$1,659	$2.53	2d	30	0.29mi
540 N May #3106 Mesa, AZ	3.0	2.0	1306	$1,540	$1.18	2d	1	0.41mi
540 N May #3122 Mesa, AZ	3.0	2.0	1306	$1,700	$1.30	2d	1	0.42mi
540 N May #1101 Mesa, AZ	2.0	1.0	855	$1,399	$1.64	2d	1	0.42mi
546 S Allred Dr Tempe, AZ	2.0	2.0	987	$1,550	$1.57	17d	1	0.44mi
540 N May #3119 Mesa, AZ	2.0	2.0	1029	$1,395	$1.36	4d	1	0.45mi
555 N May Mesa, AZ	2.0	2.0	963	$1,695	$1.76	18d	1	0.46mi
602 N May #21 Mesa, AZ	1.0	1.0	713	$1,350	$1.89	2d	1	0.47mi
2450 E 5th Pl Tempe, AZ	2.0	2.0	987	$1,650	$1.67	4d	1	0.47mi
540 N May #2145 Mesa, AZ	2.0	2.0	988	$1,495	$1.51	2d	1	0.49mi
555 N May #23 Mesa, AZ	2.0	2.0	963	$1,752	$1.82	17d	1	0.49mi
601 N May #5 Mesa, AZ	2.0	1.0	805	$1,349	$1.68	2d	1	0.50mi
2320 E Apache Blvd Tempe, AZ	1.0–3.0	1.0–2.0	826	$1,185	$1.43	2d	18	0.53mi
633 N May #31 Mesa, AZ	3.0	2.0	936	$1,600	$1.71	22d	1	0.60mi
711 N Evergreen Rd Mesa, AZ	1.0–2.0	1.0–2.0	1017	$2,038	$2.00	2d	11	0.61mi
712 N Santa Barbara #1 Mesa, AZ	3.0	2.0	1363	$2,145	$1.57	2d	1	0.66mi
2131 E 10th St #3 Tempe, AZ	3.0	2.0	1036	$1,950	$1.88	3d	1	0.69mi
2401 E Rio Salado Pkwy Tempe, AZ	2.0–4.0	2.0–3.5	1470	$1,800	$1.22	2d	4	0.72mi
2401 E Rio Salado Pkwy Tempe, AZ	2.0–3.0	2.0–3.0	1234	$1,895	$1.54	25d	6	0.72mi
2123 E Kirkland Ln #2 Tempe, AZ	3.0	2.0	1036	$3,200	$3.09	3d	1	0.73mi
2325 E Rio Salado Pkwy Tempe, AZ	2.0	1.0–2.0	901	$2,072	$2.30	2d	12	0.78mi
2157 E Apache Blvd Tempe, AZ	2.0	1.0–2.5	899	$2,225	$2.47	2d	35	0.80mi
2141 E University Dr Tempe, AZ	1.0–3.0	1.0	825	$1,440	$1.74	2d	6	0.80mi
2148 E Apache Blvd Tempe, AZ	1.0–2.0	1.0–2.0	755	$1,515	$2.01	2d	4	0.80mi
952 E Tempe Ct Tempe, AZ	2.0	1.0	700	$1,450	$2.07	17d	1	0.84mi
2125 E Apache Blvd Tempe, AZ	2.0	1.0–2.0	818	$2,017	$2.47	2d	21	0.89mi
1532 S Price Rd Tempe, AZ	1.0–2.0	1.0	675	$1,300	$1.93	2d	9	0.91mi
850 S River Dr Rm 2 Tempe, AZ	3.0	3.0	1130	$800	$0.71	2d	1	0.93mi
850 S River Dr #2085 Tempe, AZ	2.0	2.0	1130	$1,599	$1.42	2d	1	0.93mi
2063 E Lemon St Unit 2004 Tempe, AZ	2.0	2.0	1000	$1,695	$1.70	2d	1	0.96mi
2063 E Lemon St Unit 3004 Tempe, AZ	2.0	2.0	1000	$1,795	$1.79	2d	1	0.96mi
1750 S Price Rd Tempe, AZ	2.0	1.0–2.0	732	$1,399	$1.91	2d	12	0.97mi
2058 E Apache Blvd Tempe, AZ	1.0–3.0	1.0–3.0	1028	$2,276	$2.21	2d	19	1.07mi
2025 E Apache Blvd Tempe, AZ	1.0–2.0	1.0–2.0	810	$2,293	$2.83	2d	22	1.11mi
2134 E Broadway Rd Tempe, AZ	2.0	2.0	1083	$1,488	$1.37	17d	3	1.13mi
1978 E Don Carlos Tempe, AZ	2.0	1.0	700	$1,195	$1.71	3d	1	1.14mi
98 S River Dr Tempe, AZ	3.0	1.0–3.0	1090	$3,524	$3.23	2d	25	1.15mi

Listing history 17 events

1. 2026-06-18
   days on market $35,000 Active 349 DOM
2. 2026-06-17
   days on market $35,000 Active 348 DOM
3. 2026-06-16
   days on market $35,000 Active 347 DOM
4. 2026-06-15
   days on market $35,000 Active 346 DOM
5. 2026-06-13
   days on market $35,000 Active 344 DOM
6. 2026-06-13
   days on market $35,000 Active 343 DOM
7. 2026-06-09
   days on market $35,000 Active 340 DOM
8. 2026-06-08
   days on market $35,000 Active 339 DOM
9. 2026-06-07
   days on market $35,000 Active 338 DOM
10. 2026-06-04
    days on market $35,000 Active 335 DOM
11. 2026-06-03
    days on market $35,000 Active 334 DOM
12. 2026-06-02
    days on market $35,000 Active 333 DOM
13. 2026-06-01
    days on market $35,000 Active 332 DOM
14. 2026-05-31
    days on market $35,000 Active 331 DOM
15. 2025-11-20
    price $35,000
16. 2025-09-23
    price $30,000
17. 2025-07-01
    listed $35,000 Active

ⓘ 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: $20,648
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$1,018
• Taxable income: $13,665
• Est. tax owed @ 24.0%: −$3,280
• After-tax cash flow: $10,129/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

+0.0% since first listed

3 events — show timeline

• 2025-11-20 Price Changed $35,000 ARMLS
• 2025-09-23 Price Changed $30,000 ARMLS
• 2025-07-01 Listed $35,000 ARMLS