3482 Westcrest Rd

West Valley City, UT 84120

$40,000F

2 bd · 2.0 ba · 938 sqft · Built 1972 · Manufactured · Active · 24 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,050/mo
• Mortgage (P&I): −$210
• Tax + insurance: −$67
• HOA: −$820
• Vac / Maint / Mgmt: −$221
• Net cashflow: $-267/mo
• Annual: $-3,198/yr
• Cap rate: -1.70%
• Cash-on-cash: -28.56%
• DSCR: -0.27
• 1% rule: 2.63%
• Cash to close: $11,200

Investor read

• This is a 2-bed/2.0-bath manufactured listed at $40k. Condition is rated fair.
• 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).
• It's been on market 24 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $1k (96.4% below list) — sets the bar for cash-flow.
• 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.
• 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.
• Watch-outs: HOA is 78% of rent.
• 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).
• Salt Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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?

Repairs flagged (vision-AI assessment)

• 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.