1618 N 210 E · Tooele, UT 84074

$65,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 24 Days on market

Built 2006 Good condition 435 sqft lot $815/mo HOA · 44% of rent ↓ 32% since listing

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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 +28.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Virtually new! New roof, skirting, flooring, concrete countertops, lighting fixtures, blinds, sinks & back splashes. Single level living in a very well kept park. Open space with playground, grill and picnic area. Great quiet location close to everything! Financing available

Key facts

• New flooring
• Single level living
• Lighting fixtures

Tags

• NEW ROOF
• NEW FLOORING
• CONCRETE COUNTERTOPS
• LIGHTING FIXTURES
• SINGLE LEVEL LIVING
• PLAYGROUND

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $815; Community clubhouse; Association amenities: barbecue, picnic area, playground

Exterior

• Parking: Two open/uncovered parking spaces
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Water connected
• Home design: Mobile home; Single-level living; Property is built and standing; Residential use
• Construction: Built/standing construction; Other construction materials
• Exterior features: Double-pane windows; Asphalt roof; Lot approximately 0.01 acres

Interior

• Kitchen: Gas oven and gas range; Microwave; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Gas oven and gas range; Blinds on windows; Washer and dryer included; Microwave and refrigerator included; Six total rooms; No basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#52 in UT, #3,142 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: amenities F.
• Tooele District (town): math 32% / reading 34% proficiency, ranked #62 of 80 in UT (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Copper Canyon School (math 22% / reading 22%, grade F, #509 of 585 statewide, top 88%, 468 students, 33% FRL); Clarke N. Johnsen Jr High (math 40% / reading 41%, grade F, #69 of 138 statewide, top 51%, 892 students, 45% FRL); Stansbury High (math 23% / reading 50%, grade F, #86 of 171 statewide, top 52%, 2,010 students, 14% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 579 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 867 units permitted in Tooele County in 2024 (87 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tooele County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: HOA is 44% of rent.
• Climate carrying-cost: major flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.87% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.92%
• DSCR: 1.62
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $2,560
• Equity at exit: $9,692

10-year hold

• IRR: 12.8%
• Equity multiple: 2.00×
• Total profit: $18,116
• Equity at exit: $5,620

Cash invested: $18,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 86 Strongly Landlord-Friendly
• State Utah: 86 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

3-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 84074

• Rents YoY: 2.5%
• Active inventory: 579
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,867 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$815
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $211

Break-even live

Break-even rent $1,600

Max offer price $65,000

Occupancy floor 84%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1731 Copper Canyon Dr Tooele, UT	3.0	2.0	1399	$1,985	$1.42	14d	1	0.19mi
1942 N 20 W Tooele, UT	3.0	1.5	1298	$1,850	$1.43	23d	1	0.68mi
742 N 100 E Tooele, UT	1.0–3.0	1.0–2.0	892	$1,172	$1.31	23d	2	1.00mi
739 N 160 E Unit A Tooele, UT	3.0	2.0	1368	$1,750	$1.28	23d	1	1.01mi
135 E 730 N Unit 1 Tooele, UT	3.0	2.0	1368	$2,150	$1.57	4d	1	1.04mi
728 N 160 E Tooele, UT	3.0	2.0	1396	$1,800	$1.29	21d	1	1.04mi
116 E 730 N Unit 1 Tooele, UT	3.0	2.0	1368	$1,800	$1.32	23d	1	1.07mi
71 W 740 N Tooele, UT	3.0	2.0	1479	$2,200	$1.49	20d	1	1.13mi
1241 N Lexington Greens Dr Tooele, UT	1.0–3.0	1.0–2.0	1006	$1,549	$1.54	3d	40	1.27mi
345 E 400 N Unit A Tooele, UT	2.0	1.0	942	$1,425	$1.51	23d	1	1.47mi

HOA detail

• Monthly dues: $815 · $9,780/yr

Listing history 21 events

1. 2026-06-18
   days on market $65,000 Active 24 DOM
2. 2026-06-17
   days on market $65,000 Active 23 DOM
3. 2026-06-16
   days on market $65,000 Active 22 DOM
4. 2026-06-15
   days on market $65,000 Active 21 DOM
5. 2026-06-13
   remarks 277-char remark
6. 2026-06-13
   days on market $65,000 Active 19 DOM
7. 2026-06-09
   days on market $65,000 Active 15 DOM
8. 2026-06-08
   days on market $65,000 Active 14 DOM
9. 2026-06-07
   days on market $65,000 Active 13 DOM
10. 2026-06-03
    days on market $65,000 Active 9 DOM
11. 2026-06-02
    days on market $65,000 Active 8 DOM
12. 2026-06-01
    days on market $65,000 Active 7 DOM
13. 2026-05-31
    days on market $65,000 Active 6 DOM
14. 2026-05-25
    listed $65,000 Active
15. 2026-05-19
    historical
16. 2026-04-10
    price $69,000
17. 2026-03-30
    price $69,900
18. 2026-03-17
    price $79,000
19. 2026-01-06
    price $85,000
20. 2025-11-04
    price $89,000
21. 2025-10-12
    listed $95,000 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 2 d/yr ≥92°F today · 6 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,409
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − HOA: −$9,780
• − Depreciation: −$1,891
• Taxable income: $2,212
• Est. tax owed @ 24.0%: −$531
• After-tax cash flow: $2,002/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 · 1 photo

Good 80/100 Cosmetic rehab

This manufactured home is in excellent condition with recent renovations, making it a great investment opportunity.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and could attract more buyers/renters.
• Both Add a small patio or seating area — Improves outdoor living space and adds value for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and could attract more buyers/renters. ↑
• Both Add a small patio or seating area — Improves outdoor living space and adds value for both buyers and renters. ↑

ⓘ 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: Tooele District
• NCES district ID: 4901050
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $63,054
• Composite: 29.94/100
• National rank: #6379
• State rank: #62 of 80 in UT

Livability — Tooele

• Score: 77/100
• State rank: #52
• US rank: #3142

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tooele, UT
• County: Tooele County · 59,706 people
• City population: 59,706
• Metro: Salt Lake City, UT
• Population (ZIP): 59,706
• Household income: $108,341
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 355.0

Population outlook (Tooele County) Hauer SSP2

• Today (2025): 73,901 people
• By 2030: 79,080 · +7.0%
• By 2040: 89,127 · +20.6%
• By 2050: 98,460 · +33.2%
• By 2075: 115,767 · +56.7%
• By 2100: 122,453 · +65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 14% Two or more races 9% Pacific Islander 1% Black 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 5% Slovak 4% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Tooele

• 2024 margin: Solid R (+41.0) · D 28.1% · R 69.1% · Other 2.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -29.8pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+38.3 2016: R+30.0 2012: R+51.4 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.55%
• Current HPI: 244.981
• Rent YoY: ▲ 2.53%
• Metro: Salt Lake City, UT
• State GDP YoY: ▲ 3.54%
• F500 in state: 2

Industry mix (Fortune 500 HQ in UT)

Industry	F500 HQs	Revenue
▸Financial Services	1	$3B

Price history

-31.6% since first listed

8 events — show timeline

• 2026-05-25 Listed $65,000 WFRMLS
• 2026-05-19 Listing Removed — WFRMLS
• 2026-04-10 Price Changed $69,000 WFRMLS
• 2026-03-30 Price Changed $69,900 WFRMLS
• 2026-03-17 Price Changed $79,000 WFRMLS
• 2026-01-06 Price Changed $85,000 WFRMLS
• 2025-11-04 Price Changed $89,000 WFRMLS
• 2025-10-12 Listed $95,000 WFRMLS