2727 E University Dr #134 · Tempe, AZ 85288

$49,900

2 bd · 1.0 ba · 720 sqft · Manufactured · 18 Days on market

Built 1970 Good condition Est $55k · 9% under

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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
• ARV discount +11.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +2.7/10.0
• Schools +2.0/10.0

Listing remarks

* PRIME TEMPE LOCATION * QUAINT 1970 MARLETTE 720 SQ FT IN GATED COMMUNITY * * * FRONT PORCH ENCLOSED WITH LARGE SCREENED IN PATIO BEHIND, HOME HAS BEEN UPDATED:NEW LAMINATE FLOORING 2026,BATHROOM AND PLUMBING 2025,OPEN LIVING AREA WITH LIGHTED CABINETRY, WASHER/DRYER INSIDE, CENTRAL AC INSTALLED/ROOF SEALED AND ROLLED/KITCHEN 2021,NEW FRONT DOOR W/ SCREEN/DECK JUST BUILT, COVERED PARKING W/ DETACHED SHED, EXTRA PARKING ON NICE SIZE LOT, 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 f

Key facts

• Gated community
• Lighted cabinetry
• Central ac installed

Tags

• GATED COMMUNITY
• ENCLOSED FRONT PORCH
• SCREENED IN PATIO
• UPDATED BATHROOM
• LIGHTED CABINETRY
• CENTRAL AC INSTALLED

Property features AI

Finance

• Other: Building area source: Owner
• HOA & community: Land lease with monthly fee of $1,085; No association fees listed; Community amenities include pool, fitness center, biking/walking path, and proximity to light rail and bus stops

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer; 220V in kitchen (electric); Utilities: See remarks
• Home design: Manufactured/mobile home; Leasehold ownership; City and city lights view; Asphalt road access
• Construction: Metal siding and wood frame construction; Painted exterior; Reflective coating roof
• Exterior features: Private streets; Screened-in patio; On-site storage; East/West exposure; Gravel/stone front and back; Private maintained road

Interior

• Kitchen: Laminate counters; Pantry; 220V outlet in kitchen; Refrigerator
• Bedrooms: 3 possible bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air; Ceiling fans; Programmable thermostat
• Interior features: High-speed internet available; Eat-in kitchen; No interior steps (single-level access); Pantry; Full bath in master bedroom; Multiple entries/exits
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $905 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.1% 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: cost of living C-, health & safety D, crime F.
• 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.
• Zoned schools: Flora Thew Elementary School (math 9% / reading 20%, grade F, #898 of 1,109 statewide, top 83%, 458 students, 88% FRL); Connolly Middle School (math 22% / reading 29%, grade F, #104 of 218 statewide, top 47%, 984 students, 56% FRL); Mcclintock High School (math 22% / reading 28%, grade F, #149 of 381 statewide, top 39%, 1,949 students, 36% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising (+1.7%/yr); 105 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $345 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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.
5. 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.
6. 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: 3.17% ✓
• Cap rate: 28.07%
• Cash-on-cash: 77.77%
• DSCR: 4.46
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $54,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2340 E University Dr #107	0.52mi	2/1.0	720 (0%)	14mo	$55,000	$76	64

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: 76.3%
• Equity multiple: 4.40×
• Total profit: $47,502
• Equity at exit: $7,440

10-year hold

• IRR: 79.6%
• Equity multiple: 8.68×
• Total profit: $107,310
• Equity at exit: $4,314

Cash invested: $13,972 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,583 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $905

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 38%

Sensitivity live

Price	-10% $940	-5% $923	+0% $905	+5% $888	+10% $871
Rent	-10% $780	-5% $843	+0% $905	+5% $968	+10% $1,031
Rate	-1.0pp $931	-0.5pp $918	base $905	+0.5pp $893	+1.0pp $879

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2354 W University Dr Mesa, AZ	2.0	1.0–2.0	655	$1,659	$2.53	0d	29	0.29mi
2240 W University Dr Mesa, AZ	1.0	1.0	400	$1,185	$2.96	0d	3	0.31mi
602 N May #21 Mesa, AZ	1.0	1.0	713	$1,350	$1.89	0d	1	0.47mi
2320 E Apache Blvd Tempe, AZ	1.0–3.0	1.0–2.0	826	$1,185	$1.43	0d	18	0.53mi
1370 S Price Rd Tempe, AZ	1.0	1.0	600	$1,049	$1.75	0d	2	0.75mi
1370 S Price Rd Tempe, AZ	1.0	1.0	550	$997	$1.81	19d	2	0.75mi
1370 S Price Rd Apt 102 Tempe, AZ	1.0	1.0	600	$999	$1.67	11d	1	0.75mi
1370 S Price Rd Unit 103 Tempe, AZ	1.0	1.0	600	$1,099	$1.83	4d	1	0.75mi
2325 E Rio Salado Pkwy Tempe, AZ	2.0	1.0–2.0	901	$2,135	$2.37	0d	14	0.78mi
2157 E Apache Blvd Tempe, AZ	2.0	1.0–2.5	844	$2,016	$2.39	0d	34	0.80mi
2141 E University Dr Tempe, AZ	1.0–3.0	1.0	825	$1,440	$1.74	0d	6	0.80mi
2148 E Apache Blvd Tempe, AZ	1.0–2.0	1.0–2.0	755	$1,515	$2.01	0d	4	0.80mi
825 S River Dr Apt 254 Tempe, AZ	1.0	1.0	500	$1,072	$2.14	17d	1	0.84mi
952 E Tempe Ct Tempe, AZ	2.0	1.0	700	$1,450	$2.07	18d	1	0.84mi
825 S River Dr Tempe, AZ	1.0–2.0	1.0	585	$1,150	$1.97	0d	3	0.85mi
825 S River Dr Tempe, AZ	2.0	1.0	670	$1,262	$1.88	17d	1	0.85mi
2125 E Apache Blvd Tempe, AZ	2.0	1.0–2.0	794	$2,017	$2.54	0d	19	0.89mi
1532 S Price Rd Tempe, AZ	1.0–2.0	1.0	675	$1,300	$1.93	0d	10	0.91mi
1750 S Price Rd Tempe, AZ	2.0	1.0–2.0	732	$1,529	$2.09	0d	11	0.97mi
2058 E Apache Blvd Tempe, AZ	1.0–3.0	1.0–3.0	1028	$2,276	$2.21	0d	19	1.07mi
2025 E Apache Blvd Tempe, AZ	1.0–2.0	1.0–2.0	810	$2,190	$2.70	0d	21	1.11mi
2134 E Broadway Rd Tempe, AZ	1.0–2.0	1.0–2.0	914	$1,500	$1.64	0d	3	1.13mi
1978 E Don Carlos Tempe, AZ	2.0	1.0	700	$1,195	$1.71	4d	1	1.14mi
1973 E 10th St Apt B Tempe, AZ	2.0	1.0	644	$1,175	$1.82	0d	1	1.15mi
98 S River Dr Tempe, AZ	3.0	1.0–3.0	1090	$3,524	$3.23	0d	27	1.15mi
1224 S Smith Rd Unit A Tempe, AZ	2.0	1.0	644	$1,109	$1.72	6d	1	1.16mi
1975 E University Dr Tempe, AZ	1.0–2.0	1.0–2.0	845	$1,643	$1.94	0d	22	1.18mi
1975 E Apache Blvd Tempe, AZ	2.0	1.0–2.0	678	$1,650	$2.43	0d	16	1.19mi
2020 E Broadway Rd Tempe, AZ	1.0–2.0	2.0	652	$1,737	$2.66	0d	40	1.27mi
1935 E Apache Blvd Tempe, AZ	1.0–2.0	1.0–2.0	712	$2,100	$2.95	0d	16	1.29mi
2045 E Broadway Rd Tempe, AZ	1.0–2.0	1.0–2.0	852	$1,599	$1.88	0d	23	1.34mi
1979 E Rio Salado Pkwy Tempe, AZ	2.0	1.0–2.0	867	$2,942	$3.39	0d	15	1.38mi
1896 E Hayden Ln Unit HAYL-211 Tempe, AZ	1.0	1.0	630	$1,050	$1.67	11d	1	1.40mi
1901 E Apache Blvd Tempe, AZ	1.0	1.0	500	$1,256	$2.51	0d	1	1.42mi
1835 E Don Carlos Apt 108 Tempe, AZ	1.0	1.0	545	$850	$1.56	17d	1	1.50mi
1835 E Don Carlos Unit 111 Tempe, AZ	1.0	1.0	545	$850	$1.56	11d	1	1.50mi

Listing history 12 events

1. 2026-06-21
   days on market $49,900 Active 18 DOM
2. 2026-06-18
   days on market $49,900 Active 15 DOM
3. 2026-06-17
   days on market $49,900 Active 14 DOM
4. 2026-06-16
   days on market $49,900 Active 13 DOM
5. 2026-06-15
   days on market $49,900 Active 12 DOM
6. 2026-06-13
   days on market $49,900 Active 10 DOM
7. 2026-06-13
   days on market $49,900 Active 9 DOM
8. 2026-06-09
   days on market $49,900 Active 6 DOM
9. 2026-06-08
   days on market $49,900 Active 5 DOM
10. 2026-06-07
    days on market $49,900 Active 4 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $49,900 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: $18,992
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$1,452
• Taxable income: $10,709
• Est. tax owed @ 24.0%: −$2,570
• After-tax cash flow: $8,296/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 75/100 Cosmetic rehab

This 1970 Marlette manufactured home in a gated community has been updated with new flooring, cabinetry, and plumbing. It is in good condition with minor cosmetic improvements needed.

Value-add opportunities

• Both landscaping and curb appeal improvements — enhances curb appeal and property value
• Both exterior paint touch-ups — improves curb appeal and property value
• Both interior paint touch-ups — enhances interior aesthetics and property value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping and curb appeal improvements — enhances curb appeal and property value ↑
• Both exterior paint touch-ups — improves curb appeal and property value ↑
• Both interior paint touch-ups — enhances interior aesthetics and property value ↑

ⓘ 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: 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

+0.8% since first listed

22 events — show timeline

• 2026-05-29 Listed $49,900 ARMLS
• 2026-01-09 Listing Removed — ARMLS
• 2025-10-23 Price Changed $25,000 ARMLS
• 2025-10-06 Price Changed $30,000 ARMLS
• 2025-09-19 Listed $35,000 ARMLS
• 2025-08-20 Listing Removed — ARMLS
• 2025-08-04 Price Changed $39,900 ARMLS
• 2025-07-08 Listed $46,500 ARMLS
• 2024-05-22 Listing Removed — ARMLS
• 2024-04-16 Price Changed $34,900 ARMLS
• 2024-04-01 Relisted — ARMLS
• 2024-04-01 Listing Removed — ARMLS
• 2024-02-20 Price Changed $37,900 ARMLS
• 2024-01-09 Listed $39,900 ARMLS
• 2024-01-02 Listing Removed — ARMLS
• 2023-12-02 Price Changed $35,000 ARMLS
• 2023-11-17 Listed $40,000 ARMLS
• 2023-05-15 Listing Removed — ARMLS
• 2023-05-10 Price Changed $39,900 ARMLS
• 2023-05-03 Price Changed $42,500 ARMLS
• 2023-04-19 Price Changed $45,000 ARMLS
• 2023-04-06 Listed $49,500 ARMLS