3482 Westcrest Rd · West Valley City, UT 84120

$40,000

2 bd · 2.0 ba · 938 sqft · Manufactured · 24 Days on market

Manufactured home Built 1972 Fair condition 435 sqft lot $820/mo HOA · 78% of rent ↓ 47% since listing

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Why this score? — see what drove the F 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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Check out this lovely mobile home conveniently located near schools, parks, and shopping with easy access to the freeway.

Key facts

• Near schools
• Near shopping
• Near parks

Tags

• NEAR SCHOOLS
• NEAR PARKS
• NEAR SHOPPING
• EASY ACCESS TO FREEWAY

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $820; Association covers sewer and trash

Exterior

• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water
• Home design: Southwest architectural style; Residential, multi-family zoning; Built and currently standing
• Construction: Aluminum exterior construction
• Exterior features: Asphalt roof

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Blinds; 7 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-267 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $1k (96.4% below list).
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $1k (96.4% below list) — sets the bar for cash-flow.

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: crime D-, amenities F, health & safety D-.
• 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.
• Zoned schools: Monroe School (math 20% / reading 26%, grade F, #501 of 585 statewide, top 86%, 563 students, 81% FRL); West Lake Jr High (math 14% / reading 22%, grade F, #132 of 138 statewide, top 96%, 701 students, 73% FRL); Granger High (math 7% / reading 22%, grade F, #167 of 171 statewide, top 98%, 3,481 students, 63% FRL) — zoned schools average 72% FRL vs 45% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 154 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).
• This rent is only 13% of the median local income ($94k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 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 24 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 6 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

• Watch-outs: HOA is 78% of rent.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,432 (96.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 2.63% ✓
• Cap rate: -1.70%
• Cash-on-cash: -28.56%
• DSCR: -0.27
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: -1.32×
• Total profit: $-26,016
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: -3.85×
• Total profit: $-54,300
• Equity at exit: $3,458

Cash invested: $11,200 (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 84120

• Rents YoY: -0.8%
• Active inventory: 154
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,050 high
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$820
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $-267

Break-even live

Break-even rent $1,388

Max offer price $1,432

Occupancy floor —

Sensitivity live

Price	-10% $-239	-5% $-253	+0% $-267	+5% $-280	+10% $-294
Rent	-10% $-350	-5% $-308	+0% $-267	+5% $-225	+10% $-184
Rate	-1.0pp $-246	-0.5pp $-256	base $-267	+0.5pp $-277	+1.0pp $-287

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4168 W 3280 S Unit 01 Salt Lake City, UT	2.0	1.0	986	$1,125	$1.14	6d	1	0.29mi
4154 W 3280 S Unit 01 West Valley City, UT	2.0	1.0	986	$1,095	$1.11	16d	1	0.30mi
4047 W 3275 S Unit D West Valley City, UT	2.0	1.0	1000	$1,100	$1.10	18d	1	0.35mi
4035 W 3275 S Apt A West Valley City, UT	2.0	1.0	900	$1,100	$1.22	26d	1	0.38mi
3670 Atlas Way Unit 3670 West Valley City, UT	3.0	1.0	1000	$1,500	$1.50	18d	1	0.54mi
3854 W Rockwood Way West Valley City, UT	2.0	1.0	783	$1,299	$1.66	26d	1	0.56mi
3856 W 3500 S West Valley City, UT	1.0–2.0	1.0–2.0	860	$1,352	$1.57	4d	20	0.58mi
3523 Westlake Dr West Valley City, UT	2.0	1.0	1100	$1,195	$1.09	16d	1	0.98mi
3523 Westlake Dr West Valley City, UT	2.0	1.0	1100	$1,195	$1.09	14d	1	0.98mi
3510 Lancer Way West Valley City, UT	1.0–2.0	1.0	618	$1,026	$1.66	26d	1	0.98mi
3521 W 3100 S West Valley City, UT	1.0–2.0	1.0	573	$1,618	$2.82	4d	6	1.02mi
4139 S 4080 W West Valley City, UT	1.0–3.0	1.0	892	$1,662	$1.86	4d	25	1.13mi
3965 W 4100 S West Valley City, UT	2.0	1.5	944	$1,200	$1.27	26d	1	1.14mi
3702 W 4040 S Unit 1 West Valley City, UT	2.0	1.0	1100	$1,550	$1.41	26d	1	1.16mi
3538 Parkway Blvd Unit BOULEVARD3 Salt Lake City, UT	2.0	1.0	716	$1,300	$1.82	26d	1	1.35mi
4943 W 4100 S Unit 1 West Valley City, UT	2.0	1.0	900	$1,099	$1.22	26d	1	1.35mi
3524 Parkway Blvd Unit 3 Salt Lake City, UT	2.0	1.0	900	$1,200	$1.33	26d	1	1.36mi
3523 W 2670 S Unit 4 Salt Lake City, UT	2.0	1.0	900	$1,100	$1.22	6d	1	1.38mi
4218 S 4800 W West Valley City, UT	2.0	1.0	1079	$1,450	$1.34	16d	1	1.41mi
3043 W 3500 S West Valley City, UT	2.0	1.0	950	$1,149	$1.21	26d	1	1.48mi

HOA detail

• Monthly dues: $820 · $9,840/yr

Listing history 14 events

1. 2026-06-22
   days on market $40,000 Active 24 DOM
2. 2026-06-21
   days on market $40,000 Active 23 DOM
3. 2026-06-18
   days on market $40,000 Active 20 DOM
4. 2026-06-17
   days on market $40,000 Active 19 DOM
5. 2026-06-16
   days on market $40,000 Active 18 DOM
6. 2026-06-15
   days on market $40,000 Active 17 DOM
7. 2026-06-13
   days on market $40,000 Active 15 DOM
8. 2026-06-09
   days on market $40,000 Active 11 DOM
9. 2026-06-08
   days on market $40,000 Active 10 DOM
10. 2026-06-07
    days on market $40,000 Active 9 DOM
11. 2026-06-03
    days on market $40,000 Active 5 DOM
12. 2026-06-02
    days on market $40,000 Active 4 DOM
13. 2026-06-01
    days on market $40,000 Active 3 DOM
14. 2026-05-31
    days on market $40,000 Active 2 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 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,606
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − HOA: −$9,840
• − Depreciation: −$1,164
• Taxable loss: −$3,455
• Est. tax savings @ 24.0%: +$829
• After-tax cash flow: $-2,369/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 · 2 photos

Fair 45/100 Cosmetic rehab

This mobile home is in fair condition with some cosmetic updates needed, such as painting and landscaping, to improve its resale and rental value.

Repairs flagged

• Minor Painting — The paint appears faded and could benefit from a fresh coat.
• Minor Landscaping — The landscaping appears sparse and could be improved with some updates.

Value-add opportunities

• Both Painting the interior and exterior — Fresh paint can improve the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained landscape can enhance the home's curb appeal and attract potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Painting · The paint appears faded and could benefit from a fresh coat.	Minor	$500–3,000
Landscaping · The landscaping appears sparse and could be improved with some updates.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting the interior and exterior — Fresh paint can improve the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained landscape can enhance the home's curb appeal and attract potential buyers/tenants. ↑

ⓘ 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: 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): 50,799
• Household income: $94,306
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 551.0

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: White 42% Hispanic / Latino 40% Two or more races 11% Asian 6% Pacific Islander 5% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 24% · Canada, Vietnam, Jamaica
• Languages at home: 59% English-only · Spanish 29% Other Asian/Pacific 5% Vietnamese 3%

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: ▼ -364.74%
• Current HPI: 313.9459
• Rent YoY: ▼ -0.82%
• 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

-46.7% since first listed

13 events — show timeline

• 2026-05-29 Listed $40,000 WFRMLS
• 2026-05-01 Listing Removed — WFRMLS
• 2025-10-30 Listed $45,000 WFRMLS
• 2025-09-06 Listing Removed — WFRMLS
• 2025-03-05 Listed $55,000 WFRMLS
• 2025-02-02 Listing Removed — WFRMLS
• 2024-08-21 Price Changed $60,000 WFRMLS
• 2024-08-15 Relisted — WFRMLS
• 2024-08-02 Listing Removed — WFRMLS
• 2024-02-01 Listed $70,000 WFRMLS
• 2023-12-16 Listing Removed — WFRMLS
• 2023-07-26 Price Changed $70,000 WFRMLS
• 2023-06-15 Listed $75,000 WFRMLS