1754 W American Park Cir · West Valley City, UT 84119

$39,900

2 bd · 1.0 ba · 980 sqft · Manufactured · 544 Days on market

Built 1974 435 sqft lot $825/mo HOA · 55% of rent

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Why this score? — see what drove the C+ 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 +24.3/30.0
• 1% rule +10.0/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Price improvement! Seller's loss and buyer's gain! The roof has been sealed and waterproofed! 55+ Community, at least one person must be 55 or older, no children allowed, all residents must be at least 18 years of age. Potential buyers must be approved by the mobile home park. Perfect location! Clean! Very well maintained 2 bedrooms 1 bathroom mobile home, move in ready, the home has been updated, kitchen backsplash, laminate floors, tile in the kitchen, gas range, newer carpets, newer water heater, central A/C, and much more!

Key facts

• Laminate floors
• Tile in the kitchen
• Updated

Tags

• UPDATED
• BACKSPLASH
• LAMINATE FLOORS
• TILE IN THE KITCHEN
• GAS RANGE
• NEWER WATER HEATER

Property features AI

Finance

• Other: Zoned MOB (mobile home); Above-grade finished area reported
• HOA & community: Homeowners association with monthly fee; Monthly association fee of $825; Association covers gas, sewer, trash and water; Community amenities include clubhouse, RV parking, picnic area, snow removal; pets permitted; Senior community

Exterior

• Parking: Covered carport (1 covered space); Total 1 parking space
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water
• Home design: Mobile home; Built/standing condition; Faces south
• Construction: Aluminum construction
• Exterior features: Outbuilding(s); Storage shed(s); Partially landscaped lot; Common RV parking

Interior

• Kitchen: Portable dishwasher; Refrigerator; Gas oven and range
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 three-quarter bathroom
• Heating & cooling: Gas central heating; Central air conditioning; Evaporative cooling
• Interior features: Disposal; Oven (gas); Free-standing range/oven; Full windows
• Laundry & utility: Washer/dryer hookups likely available (appliances listed do not include washer/dryer)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $81 ($968/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#55 in UT, #3,285 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: schools F, crime D-, amenities F.
• Granite District (suburban): math 26% / reading 32% proficiency, ranked #69 of 80 in UT (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 227 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Salt Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 544 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 29y ago; this cycle's ask has dropped $20k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 55% of rent.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 544 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D 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?
8. 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.
9. 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.
10. 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: 3.75% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.66%
• DSCR: 1.39
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.63×
• Total profit: $-4,126
• Equity at exit: $5,949

10-year hold

• IRR: -22.6%
• Equity multiple: 0.30×
• Total profit: $-7,871
• Equity at exit: $3,450

Cash invested: $11,172 (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 84119

• Rents YoY: 0.7%
• Active inventory: 227
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$825
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $81

Break-even live

Break-even rent $1,393

Max offer price $39,900

Occupancy floor 90%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1941 W Hyannis Ave Unit 1 West Valley City, UT	2.0	1.5	1001	$1,600	$1.60	23d	1	0.25mi
1902 W 3395 S West Valley City, UT	2.0	1.0	930	$1,325	$1.42	4d	1	0.38mi
2184 W 3100 S West Valley City, UT	1.0–2.0	1.0	650	$1,477	$2.27	23d	6	0.39mi
2184 W 3100 S West Valley City, UT	1.0–2.0	1.0	650	$1,477	$2.27	2d	13	0.39mi
3058 Decker Lake Dr West Valley City, UT	2.0	1.0–2.0	683	$1,800	$2.64	23d	1	0.50mi
2553 S Lake Park Cir Apt 2 West Valley City, UT	2.0	1.0	950	$1,200	$1.26	23d	1	0.79mi
1251 W Village Main Dr West Valley City, UT	1.0–3.0	1.0–2.0	957	$1,400	$1.46	1d	5	0.80mi
2530 S Parkcrest Dr Unit 3 Salt Lake City, UT	2.0	1.0	850	$1,599	$1.88	23d	1	0.84mi
3600 S Orion Cir West Valley City, UT	1.0–3.0	1.0–1.5	1075	$1,634	$1.52	23d	1	0.87mi
1801 Parkway Blvd Unit 1821-1 West Valley City, UT	2.0	1.0	842	$1,399	$1.66	14d	1	0.88mi
1821 Parkway Blvd Unit 1 Salt Lake City, UT	2.0	1.0	842	$1,399	$1.66	16d	1	0.88mi
2350 S Parkcrest Dr Unit 3 West Valley City, UT	2.0	1.0	900	$1,599	$1.78	23d	1	0.89mi
2240 W 3800 S West Valley City, UT	1.0–2.0	1.0	775	$1,385	$1.79	2d	14	1.07mi
3860 S Redwood Rd Salt Lake City, UT	2.0	1.0–2.0	851	$1,719	$2.02	2d	26	1.11mi
1499 2320 S West Valley City, UT	2.0	1.5	1052	$1,512	$1.44	4d	4	1.15mi
3810 S Redwood Rd West Valley City, UT	1.0–3.0	1.0–2.0	1110	$1,624	$1.46	2d	46	1.16mi
1580 W 3940 S Salt Lake City, UT	1.0–2.0	1.0	921	$1,495	$1.62	2d	7	1.26mi
2930 Baty Drive 2745 S Unit 2930 West Valley City, UT	2.0	1.5	1100	$1,695	$1.54	23d	1	1.26mi
2600 W 3800 S West Valley City, UT	2.0	1.0–2.0	912	$2,205	$2.42	3d	100	1.26mi
2640 W 3800 S Apt 3 Salt Lake City, UT	2.0	1.0	965	$1,125	$1.17	4d	1	1.32mi
2640 W 3800 S West Valley City, UT	2.0	1.0	965	$1,125	$1.17	4d	1	1.32mi
3735 Market St Unit 1 West Valley City, UT	1.0	1.0	540	$1,300	$2.41	23d	1	1.37mi
4040 W Boulder Pointe Salt Lake City, UT	2.0	1.0	890	$1,576	$1.77	2d	1	1.39mi
3043 W 3500 S West Valley City, UT	2.0	1.0	950	$1,149	$1.21	23d	1	1.42mi
1812 W 4100 S West Valley City, UT	1.0–3.0	1.0–2.0	1102	$1,691	$1.53	1d	46	1.45mi

HOA detail

• Monthly dues: $825 · $9,900/yr
• Likely covers: watergas

Listing history 28 events

1. 2026-06-18
   days on market $39,900 Active 544 DOM
2. 2026-06-17
   days on market $39,900 Active 543 DOM
3. 2026-06-16
   days on market $39,900 Active 542 DOM
4. 2026-06-15
   days on market $39,900 Active 541 DOM
5. 2026-06-13
   days on market $39,900 Active 539 DOM
6. 2026-06-09
   days on market $39,900 Active 535 DOM
7. 2026-06-08
   days on market $39,900 Active 534 DOM
8. 2026-06-07
   days on market $39,900 Active 533 DOM
9. 2026-06-03
   days on market $39,900 Active 529 DOM
10. 2026-06-02
    days on market $39,900 Active 528 DOM
11. 2026-06-01
    days on market $39,900 Active 527 DOM
12. 2026-05-31
    days on market $39,900 Active 526 DOM
13. 2026-03-02
    status Active
14. 2026-03-01
    historical
15. 2026-02-01
    status Active
16. 2026-02-01
    historical
17. 2025-12-19
    price $39,900
18. 2025-09-22
    price $42,500
19. 2025-06-20
    status Active
20. 2025-06-20
    price $48,000
21. 2025-06-12
    historical
22. 2025-04-23
    price $49,500
23. 2025-02-21
    status Active
24. 2025-02-20
    historical Backup
25. 2024-12-13
    listed $60,000 Active
26. 2001-11-17
    historical
27. 2001-05-17
    listed $23,000
28. 1997-04-01
    listed $18,000

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,945
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − HOA: −$9,900
• − Depreciation: −$1,161
• Taxable income: $980
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $732/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: Granite District
• NCES district ID: 4900360
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $55,971
• Composite: 25.93/100
• National rank: #7336
• State rank: #69 of 80 in UT

Livability — West Valley City

• Score: 76/100
• State rank: #55
• US rank: #3285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Valley City, UT
• County: Salt Lake County · 1,195,750 people
• City population: 132,995
• Metro: Salt Lake City, UT
• Population (ZIP): 50,070
• Household income: $71,378
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1635.0

Population outlook (Salt Lake County) Hauer SSP2

• Today (2025): 1,305,860 people
• By 2030: 1,402,611 · +7.4%
• By 2040: 1,594,533 · +22.1%
• By 2050: 1,787,244 · +36.9%
• By 2075: 2,224,138 · +70.3%
• By 2100: 2,551,390 · +95.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 45% White 36% Two or more races 12% Black 5% Pacific Islander 4% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 3% Portuguese 2% Italian 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 54% English-only · Spanish 34% Other Asian/Pacific 3% Vietnamese 1%

Political lean MEDSL · Salt Lake

• 2024 margin: D (+10.2) · D 53.7% · R 43.5% · Other 2.8%
• 2008→2024 swing: +10.1pp toward D · 2008: 0.1pp · 2024: 10.2pp
• All cycles: 2024: D+10.2 2020: D+11.0 2016: D+10.2 2012: R+19.3 2008: D+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -332.72%
• Current HPI: 327.1858
• Rent YoY: ▲ 0.74%
• 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

+121.7% since first listed

16 events — show timeline

• 2026-03-02 Relisted — WFRMLS
• 2026-03-01 Listing Removed — WFRMLS
• 2026-02-01 Relisted — WFRMLS
• 2026-02-01 Listing Removed — WFRMLS
• 2025-12-19 Price Changed $39,900 WFRMLS
• 2025-09-22 Price Changed $42,500 WFRMLS
• 2025-06-20 Relisted — WFRMLS
• 2025-06-20 Price Changed $48,000 WFRMLS
• 2025-06-12 Listing Removed — WFRMLS
• 2025-04-23 Price Changed $49,500 WFRMLS
• 2025-02-21 Relisted — WFRMLS
• 2025-02-20 Contingent — WFRMLS
• 2024-12-13 Listed $60,000 WFRMLS
• 2001-11-17 Listing Removed — WFRMLS
• 2001-05-17 Listed $23,000 WFRMLS
• 1997-04-01 Listed $18,000 WFRMLS