2701 E Utopia Rd #29 · Phoenix, AZ 85050

$189,900

3 bd · 2.5 ba · 1,440 sqft · Manufactured · 37 Days on market

Built 1979 Good condition $132/sqft · at area comps Est $200k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.7/15.0
• 1% rule +8.8/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

ON LEASED LAND: This home is absolutely gorgeous!! It has been remodeled top to bottom. Ak drywall inside, 3 bedrooms, split floor plan, 2.5 bath!. This is a must see. Step inside to this home with vaulted ceilings. Open front room to dining and kitchen. State of the art kitchen new cabinets, appliances and enjoy breakfast on the large breakfast bar. Primary is split floorplan, other 2 bedrooms on the other side of home. Both bathrooms have custom showers, plenty of storage. Outside enjoy the screened front porch and a storage unit. Large carport. Paradise Shadows is a 55 plus age restricted resort community. Features include an indoor pool and spa to enjoy year round. Lots of activities.

Key facts

• 3 parking spots
• Community pool
• Built 1979

Property features AI

Finance

• HOA & community: Land lease: $800 monthly; Association covers grounds maintenance and street maintenance; Community amenities include pool, heated community spa, community media room, biking/walking path, and fitness center

Exterior

• Parking: 3 covered parking spaces; 3 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured / mobile home; Leasehold ownership
• Construction: Board & batten siding; Wood frame construction; Metal roof with reflective coating
• Exterior features: Screened-in patio(s); Storage; Shed(s); Gravel/stone front; Gravel/stone back; Private maintained road; Asphalt road surface

Interior

• Kitchen: Built-in microwave; Laminate counters; Pantry; Refrigerator; Dishwasher; Breakfast bar
• Bedrooms: Up to 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High-speed internet; Breakfast bar; No interior steps; Vaulted ceilings; Pantry; 3/4 bath in master bedroom; Laminate counters; Dual-pane windows with vinyl frames; Accessible approach with ramp; Refrigerator; Dishwasher
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.3% in Phoenix — 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 75/100 on livability (#16 in AZ, #3,924 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: health & safety C-, crime F.
• Paradise Valley Unified District (4241) (urban): math 39% / reading 46% proficiency, ranked #56 of 249 in AZ (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 218 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $6k 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 + 2.0% rent growth), your $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.38% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.26%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $199,824
• List price: $189,900
• Delta: -4.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2701 E Utopia Rd #208	0.18mi	2/2.0 (-1)	1,440 (0%)	1mo	$85,000	$59	84
2801 E Wahalla Ln	0.51mi	3/2.0	1,456 (+1%)	5mo	$327,500	$225	68
2938 E Tonto Ln	0.46mi	3/2.0	1,362 (-5%)	4mo	$300,000	$220	64
2233 E Behrend Dr #26	0.67mi	3/2.0	1,456 (+1%)	5mo	$125,000	$86	61
2233 E Behrend Dr #17	0.53mi	3/2.0	1,512 (+5%)	6mo	$135,000	$89	60
2913 E Piute Ave	0.32mi	2/2.0 (-1)	1,248 (-13%)	3mo	$295,000	$236	54
2233 E Behrend Dr #48	0.67mi	2/2.0 (-1)	1,568 (+9%)	1mo	$70,000	$45	46
19802 N 32nd St #76	0.72mi	2/2.0 (-1)	1,344 (-7%)	4mo	$124,900	$93	46
2233 E Behrend Dr #78	0.67mi	3/2.0	1,248 (-13%)	0mo	$69,900	$56	44
2233 E Behrend Dr #29	0.60mi	2/2.0 (-1)	1,248 (-13%)	2mo	$131,000	$105	41
19802 N 32nd St #144	0.63mi	2/2.0 (-1)	1,617 (+12%)	3mo	$80,000	$49	41
19802 N 32nd St #98	0.72mi	3/2.0	1,614 (+12%)	5mo	$65,000	$40	40

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 · 1.98% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.29×
• Total profit: $15,320
• Equity at exit: $28,315

10-year hold

• IRR: 15.9%
• Equity multiple: 2.23×
• Total profit: $65,500
• Equity at exit: $16,419

Cash invested: $53,172 (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 85050

• Home prices YoY: -21.9%
• Rents YoY: 2.0%
• Active inventory: 218
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,630 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $765

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 66%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19460 N 27th Pl Phoenix, AZ	4.0	2.0	1598	$3,300	$2.07	44d	1	0.20mi
2636 E Tonto Ln Phoenix, AZ	3.0	2.0	1850	$2,800	$1.51	24d	1	0.28mi
2335 E Utopia Rd Unit 16 Phoenix, AZ	3.0	2.5	1426	$2,550	$1.79	18d	1	0.34mi
2336 E Utopia Rd Phoenix, AZ	2.0–3.0	2.5	1327	$2,395	$1.80	5d	1	0.35mi
19635 N Cave Creek Rd Phoenix, AZ	3.0	1.0–2.0	999	$1,933	$1.93	2d	22	0.37mi
2239 E Morrow Dr Phoenix, AZ	3.0	3.0	1545	$2,199	$1.42	3d	1	0.45mi
18660 N Cave Creek Rd Phoenix, AZ	1.0–3.0	1.0–2.0	961	$1,955	$2.03	2d	11	0.47mi
3002 E Jeanette Ct Phoenix, AZ	3.0	2.0	1748	$2,700	$1.54	18d	1	0.48mi
2500 E Marco Polo Rd Phoenix, AZ	2.0	1.0–2.0	918	$2,390	$2.60	2d	16	0.48mi
18626 N 29th Pl Phoenix, AZ	4.0	2.0	1600	$2,995	$1.87	8d	1	0.51mi
18611 N 22nd St #72 Phoenix, AZ	3.0	2.5	1851	$2,200	$1.19	15d	1	0.56mi
18611 N 22nd St Phoenix, AZ	3.0	3.0	1851	$2,200	$1.19	13d	1	0.56mi
20050 N Cave Creek Rd Phoenix, AZ	1.0–2.0	1.0–2.0	909	$1,770	$1.95	1d	10	0.60mi
19246 N 31st St Phoenix, AZ	4.0	2.0	1370	$2,375	$1.73	8d	1	0.60mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$3,000	$3.81	4d	9	0.60mi
3056 E Siesta Ln Phoenix, AZ	3.0	2.0	1476	$2,375	$1.61	13d	1	0.61mi
3122 E Topeka Dr Phoenix, AZ	3.0	2.0	1272	$2,100	$1.65	22d	1	0.65mi
3133 E Kristal Way Phoenix, AZ	3.0	2.5	1602	$2,600	$1.62	2d	1	0.67mi
2755 E Michigan Ave Phoenix, AZ	3.0	2.0	1316	$2,700	$2.05	17d	1	0.68mi
2221 E Union Hills Dr #158 Phoenix, AZ	3.0	2.0	1332	$2,100	$1.58	18d	1	0.71mi
2554 E Villa Rita Dr Phoenix, AZ	2.0	1.0	1118	$2,750	$2.46	24d	1	0.73mi
3220 E Kerry Ln Phoenix, AZ	3.0	2.0	1370	$2,299	$1.68	24d	1	0.76mi
3220 E Kerry Ln Phoenix, AZ	3.0	2.0	1370	$2,299	$1.68	15d	1	0.76mi
2934 E Blackhawk Dr Phoenix, AZ	3.0	2.0	1467	$2,280	$1.55	2d	1	0.79mi
3214 E Siesta Ln Phoenix, AZ	2.0	2.0	1228	$2,200	$1.79	24d	1	0.79mi
2220 E Beardsley Rd Phoenix, AZ	4.0	1.0–2.0	855	$1,964	$2.30	3d	62	0.79mi
2602 E Charleston Ave Phoenix, AZ	3.0	2.0	1426	$2,100	$1.47	24d	1	0.79mi
20053 N 21st Pl Phoenix, AZ	4.0	2.0	1754	$3,300	$1.88	24d	1	0.80mi
20223 N 30th St Phoenix, AZ	3.0	2.0	1467	$2,300	$1.57	1d	1	0.81mi
2719 E Charleston Ave Phoenix, AZ	3.0	1.5	1670	$1,891	$1.13	22d	1	0.82mi
20007 N 20th Way Phoenix, AZ	3.0	2.0	1251	$3,900	$3.12	44d	1	0.82mi
2030 E Wahalla Ln Phoenix, AZ	3.0	2.0	1400	$2,115	$1.51	3d	1	0.83mi
17833 N 26th St Phoenix, AZ	4.0	2.0	1220	$2,397	$1.96	1d	1	0.83mi
3301 E Wescott Dr Phoenix, AZ	3.0	2.0	1101	$1,995	$1.81	24d	1	0.86mi
3039 E Hononegh Dr Phoenix, AZ	3.0	2.0	1520	$2,075	$1.37	15d	1	0.89mi
3321 E Blackhawk Dr Phoenix, AZ	3.0	2.0	1564	$2,495	$1.60	3d	1	1.07mi
1717 E Union Hills Dr Phoenix, AZ	2.0–3.0	2.0	1245	$4,000	$3.21	22d	4	1.10mi
1717 E Union Hills Dr Phoenix, AZ	2.0–3.0	2.0	1169	$4,000	$3.42	3d	3	1.10mi
18617 N 35th St Phoenix, AZ	3.0	2.5	1425	$2,400	$1.68	11d	1	1.13mi
3415 E Menadota Dr Phoenix, AZ	3.0	2.5	1814	$2,550	$1.41	15d	1	1.14mi

Listing history 15 events

1. 2026-06-18
   days on market $189,900 Active 37 DOM
2. 2026-06-17
   days on market $189,900 Active 36 DOM
3. 2026-06-16
   days on market $189,900 Active 35 DOM
4. 2026-06-15
   days on market $189,900 Active 34 DOM
5. 2026-06-13
   days on market $189,900 Active 32 DOM
6. 2026-06-13
   days on market $189,900 Active 31 DOM
7. 2026-06-09
   days on market $189,900 Active 28 DOM
8. 2026-06-08
   days on market $189,900 Active 27 DOM
9. 2026-06-07
   days on market $189,900 Active 26 DOM
10. 2026-06-04
    days on market $189,900 Active 23 DOM
11. 2026-06-03
    days on market $189,900 Active 22 DOM
12. 2026-06-02
    days on market $189,900 Active 21 DOM
13. 2026-06-01
    days on market $189,900 Active 20 DOM
14. 2026-05-31
    days on market $189,900 Active 19 DOM
15. 2026-05-12
    listed $189,900 Active 707-char remark

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥110°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,555
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,524
• − Management: −$2,524
• − Depreciation: −$5,524
• Taxable income: $6,546
• Est. tax owed @ 24.0%: −$1,571
• After-tax cash flow: $7,609/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 · 12 photos

Good 80/100 Cosmetic rehab

This remodeled manufactured home is in excellent condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level and no visible repairs or maintenance needed.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — refreshes interior and exterior
• Both upgrading light fixtures — improves aesthetics and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Both upgrading light fixtures — improves aesthetics and energy efficiency ↑

ⓘ 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: Paradise Valley Unified District (4241)
• NCES district ID: 0405930
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $64,106
• Composite: 37.89/100
• National rank: #4316
• State rank: #56 of 249 in AZ

Livability — Phoenix

• Score: 75/100
• State rank: #16
• US rank: #3924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phoenix, AZ
• County: Maricopa County · 4,537,380 people
• City population: 1,500,198
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 33,118
• Household income: $139,836
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 432.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Two or more races 11% Asian 9% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 5% Other Asian/Pacific 2%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.38%
• Current HPI: 308.7483
• Rent YoY: ▲ 1.98%
• 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

• 2026-05-12 Listed $189,900 ARMLS