2727 E University Dr #19 · Tempe, AZ 85288

$89,900

2 bd · 1.0 ba · 896 sqft · Manufactured · 399 Days on market

Built 2025

---

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 +7.5/15.0
• 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

This 896 square foot, 2.0 bedroom, 1.0 bathroom manufactured home at Sage Point in Tempe, AZ was built in 2024 by Champion. The home boasts a cozy living room, comfortable master bedroom, and a fully equipped kitchen. The exterior features of the home include a convenient carport and a useful shed for extra storage. Inside, the home is outfitted with modern appliances such as an oven, fridge, microwave, and central A/C to keep residents comfortable year-round. Sage Point in Tempe, AZ is a welcoming community where residents can enjoy a peaceful and convenient lifestyle. The community is well-maintained and offers amenities such as a clubhouse, swimming pool, and fitness center for residents

Key facts

• Cozy living room
• Spacious dining room
• Modern appliances

Tags

• COZY LIVING ROOM
• SPACIOUS DINING ROOM
• FULLY EQUIPPED KITCHEN
• CONVENIENT CARPORT
• USEFUL SHED
• MODERN APPLIANCES

Property features AI

Finance

• Financial info: List price $99,900

Exterior

• Home design: Spec unit, Plan: 2727 E. University Drive, #019; Active listing
• Exterior features: Address: 2727 E University Dr #19, Tempe, AZ 85288

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Living area approximately 896

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 399 days — a 12% lower offer ($79k) 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 $79,112 (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: 1.80% ✓
• Cap rate: 15.04%
• Cash-on-cash: 31.23%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $54,656
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2727 E University Dr #13	0.00mi	2/1.0	896 (0%)	22mo	$25,000	$28	82
2340 E University Dr #210	0.52mi	2/2.0	896 (0%)	8mo	$55,000	$61	65
2340 E University Dr #212	0.53mi	2/1.0	840 (-6%)	8mo	$40,000	$48	58
2340 E University Dr #184	0.47mi	2/1.5	980 (+9%)	23mo	$68,000	$69	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: 24.5%
• Equity multiple: 1.99×
• Total profit: $25,034
• Equity at exit: $13,404

10-year hold

• IRR: 31.5%
• Equity multiple: 3.66×
• Total profit: $67,042
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,616 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $655

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 54%

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: $22,475
• Closing costs: $2,697
• 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
2354 W University Dr Mesa, AZ	2.0	1.0–2.0	655	$1,659	$2.53	1d	30	0.29mi
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	16d	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	16d	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
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
1370 S Price Rd Tempe, AZ	1.0	1.0	600	$1,049	$1.75	1d	2	0.75mi
1370 S Price Rd Tempe, AZ	1.0	1.0	550	$997	$1.81	18d	2	0.75mi
1370 S Price Rd Apt 102 Tempe, AZ	1.0	1.0	600	$999	$1.67	10d	1	0.75mi
1370 S Price Rd Unit 103 Tempe, AZ	1.0	1.0	600	$1,099	$1.83	3d	1	0.75mi
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
825 S River Dr Tempe, AZ	1.0–2.0	1.0	585	$1,150	$1.97	1d	3	0.85mi
825 S River Dr Tempe, AZ	2.0	1.0	670	$1,262	$1.88	16d	1	0.85mi
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
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	16d	3	1.13mi
1978 E Don Carlos Tempe, AZ	2.0	1.0	700	$1,195	$1.71	2d	1	1.14mi
1973 E 10th St Apt B Tempe, AZ	2.0	1.0	644	$1,275	$1.98	1d	1	1.15mi

Listing history 14 events

1. 2026-06-18
   days on market $89,900 Active 399 DOM
2. 2026-06-17
   days on market $89,900 Active 398 DOM
3. 2026-06-16
   days on market $89,900 Active 397 DOM
4. 2026-06-15
   days on market $89,900 Active 396 DOM
5. 2026-06-13
   days on market $89,900 Active 394 DOM
6. 2026-06-13
   days on market $89,900 Active 393 DOM
7. 2026-06-09
   days on market $89,900 Active 390 DOM
8. 2026-06-08
   days on market $89,900 Active 389 DOM
9. 2026-06-07
   pricedays on market $89,900 Active 388 DOM
10. 2026-06-04
    days on market $99,900 Active 385 DOM
11. 2026-06-03
    days on market $99,900 Active 384 DOM
12. 2026-06-02
    days on market $99,900 Active 383 DOM
13. 2026-06-01
    days on market $99,900 Active 382 DOM
14. 2026-05-31
    days on market $99,900 Active 381 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: $19,389
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$2,615
• Taxable income: $6,838
• Est. tax owed @ 24.0%: −$1,641
• After-tax cash flow: $6,221/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