1271 W Waxwing St · West Valley City, UT 84123

$74,900

3 bd · 2.0 ba · 1,050 sqft · Manufactured · 1 Days on market

Built 2014 Fair condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.0/5.0
• Rent growth +0.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Move-in ready
• Remodeled
• A/c

Tags

• MEADOWBROOK VILLAGE COMMUNITY
• REMODELED
• MOVE-IN READY
• A/C
• PARKING FOR 3 CARS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $864 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).

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 falling (-8.7%/yr); 183 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $518 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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.

Recommended offer $74,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.33% ✓
• Cap rate: 20.13%
• Cash-on-cash: 49.42%
• DSCR: 3.20
• GRM: 3.6

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: 43.6%
• Equity multiple: 2.80×
• Total profit: $37,772
• Equity at exit: $11,168

10-year hold

• IRR: 48.3%
• Equity multiple: 5.01×
• Total profit: $84,025
• Equity at exit: $6,476

Cash invested: $20,972 (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 84123

• Rents YoY: -8.7%
• Active inventory: 183
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $864

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 46%

Sensitivity live

Price	-10% $915	-5% $890	+0% $864	+5% $838	+10% $812
Rent	-10% $726	-5% $795	+0% $864	+5% $933	+10% $1,002
Rate	-1.0pp $901	-0.5pp $883	base $864	+0.5pp $844	+1.0pp $824

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4028 S 1300 W Salt Lake City, UT	2.0–3.0	2.0	1325	$1,875	$1.42	5d	6	0.29mi
1580 W 3940 S Salt Lake City, UT	1.0–2.0	1.0	921	$1,495	$1.62	3d	7	0.42mi
1538 W Kingsbury Ln West Valley City, UT	3.0	3.0	1237	$2,050	$1.66	4d	1	0.44mi
4040 W Boulder Pointe Salt Lake City, UT	2.0	1.0	890	$1,576	$1.77	3d	1	0.44mi
4110 S Oak Meadows Dr #31 Salt Lake City, UT	2.0	1.0	970	$1,500	$1.55	17d	1	0.53mi
3860 S Redwood Rd Salt Lake City, UT	2.0	1.0–2.0	851	$1,719	$2.02	3d	26	0.60mi
4236 S Atherton Dr Salt Lake City, UT	1.0–3.0	1.0–2.0	1075	$1,850	$1.72	5d	3	0.66mi
845 W 3900 S Salt Lake City, UT	1.0–2.0	1.0–2.0	735	$1,922	$2.61	3d	6	0.67mi
820 W Timbercreek Way South Salt Lake, UT	1.0–2.0	1.0	676	$1,470	$2.17	3d	30	0.72mi
1812 W 4100 S West Valley City, UT	1.0–3.0	1.0–2.0	1102	$2,103	$1.91	2d	46	0.72mi
764 W 3940 S Salt Lake City, UT	1.0–3.0	1.0–2.0	1075	$1,912	$1.78	4d	26	0.80mi
1251 W Village Main Dr West Valley City, UT	1.0–3.0	1.0–2.0	957	$1,700	$1.78	2d	5	0.83mi
4422 S Atherton Dr Salt Lake City, UT	2.0	1.0	1000	$1,495	$1.50	4d	1	0.84mi
3810 S Redwood Rd West Valley City, UT	1.0–3.0	1.0–2.0	1110	$2,149	$1.94	3d	46	0.85mi
4459 Butterfield St Unit NA Taylorsville, UT	2.0	1.0	1000	$1,500	$1.50	24d	1	0.86mi
4459 S Butterfield St Salt Lake City, UT	2.0	1.0	1000	$1,500	$1.50	5d	1	0.86mi
745 Fine Dr South Salt Lake, UT	1.0–3.0	1.0–2.0	1077	$2,132	$1.98	3d	25	0.88mi
1141 W 3900 S Taylorsville, UT	1.0–2.0	1.0	581	$1,623	$2.79	2d	61	0.90mi
4517 1175 W Taylorsville, UT	3.0	2.0	1220	$1,800	$1.48	17d	1	0.94mi
4517 S 1175 W #55 Taylorsville, UT	2.0	2.5	1200	$1,600	$1.33	3d	1	0.94mi
3825 S 700 W South Salt Lake, UT	1.0–3.0	1.0–2.0	780	$1,835	$2.35	3d	19	0.94mi
4341 S Riverboat Rd Salt Lake City, UT	1.0–3.0	1.0–2.0	1008	$1,767	$1.75	5d	12	0.99mi
1902 W 3395 S West Valley City, UT	2.0	1.0	930	$1,325	$1.42	5d	1	1.16mi
4545 S Atherton Dr Salt Lake City, UT	2.0	1.5–2.0	1000	$1,390	$1.39	2d	15	1.19mi
2240 W 3800 S West Valley City, UT	1.0–2.0	1.0	775	$1,385	$1.79	3d	14	1.19mi
4281 S 2200 W Unit A Salt Lake City, UT	3.0	2.0	1147	$1,795	$1.56	5d	1	1.20mi
3600 S Orion Cir West Valley City, UT	1.0–3.0	1.0–1.5	1075	$2,009	$1.87	24d	1	1.30mi
4770 S 1565 W Taylorsville, UT	1.0–2.0	1.0–2.0	812	$1,519	$1.87	3d	43	1.33mi
4536 S Bridgeside Way Salt Lake City, UT	1.0–3.0	1.0–2.0	825	$1,799	$2.18	3d	16	1.33mi
1941 W Hyannis Ave Unit 1 West Valley City, UT	2.0	1.5	1001	$1,600	$1.60	24d	1	1.35mi

Listing history 6 events

1. 2026-05-26
   listed $74,900 Active
2. 2026-03-04
   soldstatus Closed 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

3. 2026-01-30
   price $60,000 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

4. 2025-08-08
   listed $65,000 Active 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

5. 2006-02-18
   historical
6. 2005-08-22
   listed $19,900

ⓘ 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 4/10 Moderate 7 d/yr ≥95°F today · 19 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: $20,981
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$2,179
• Taxable income: $9,752
• Est. tax owed @ 24.0%: −$2,340
• After-tax cash flow: $8,023/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

Fair 40/100 Cosmetic rehab

The home is in fair condition with no major repairs needed. It is move-in ready and has potential for cosmetic upgrades to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters.
• Both Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and add value to the property.
• Both Upgrading the HVAC system — A new or upgraded HVAC system can improve comfort and energy efficiency, making the home more attractive to buyers and renters.
• Both Adding a small patio or deck — A small outdoor space can increase the home's livability and appeal to potential buyers and renters.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers and renters.
• Both Upgrading the bathrooms with modern fixtures — Modern fixtures can make the bathrooms more functional and appealing to potential buyers and renters.
• Both Upgrading the flooring — Upgrading the flooring can improve the home's overall appearance and make it more attractive to potential buyers and renters.
• Both Upgrading the windows to energy-efficient ones — Energy-efficient windows can improve energy efficiency and reduce utility costs, making the home more attractive to buyers and renters.
• Both Upgrading the exterior siding — Upgrading the exterior siding can improve the home's curb appeal and make it more attractive to potential buyers and renters.
• Both Upgrading the HVAC system — A new or upgraded HVAC system can improve comfort and energy efficiency, making the home more attractive to buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and add value to the property. ↑
• Both Upgrading the HVAC system — A new or upgraded HVAC system can improve comfort and energy efficiency, making the home more attractive to buyers and renters. ↑
• Both Adding a small patio or deck — A small outdoor space can increase the home's livability and appeal to potential buyers and renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers and renters. ↑
• Both Upgrading the bathrooms with modern fixtures — Modern fixtures can make the bathrooms more functional and appealing to potential buyers and renters. ↑
• Both Upgrading the flooring — Upgrading the flooring can improve the home's overall appearance and make it more attractive to potential buyers and renters. ↑
• Both Upgrading the windows to energy-efficient ones — Energy-efficient windows can improve energy efficiency and reduce utility costs, making the home more attractive to buyers and renters. ↑
• Both Upgrading the exterior siding — Upgrading the exterior siding can improve the home's curb appeal and make it more attractive to potential buyers and renters. ↑
• Both Upgrading the HVAC system — A new or upgraded HVAC system can improve comfort and energy efficiency, making the home more attractive to 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: 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): 37,054
• Household income: $81,271
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 1008.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 22% Two or more races 9% Asian 4% Pacific Islander 2% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Portuguese 3% Slovak 2% Italian 2%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 16% Other Indo-European 3% Chinese 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: ▼ -381.27%
• Current HPI: 301.8349
• Rent YoY: ▼ -8.69%
• 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

+276.4% since first listed

6 events — show timeline

• 2026-05-26 Listed $74,900 FSBO.com
• 2026-03-04 Sold (MLS) — WFRMLS
• 2026-01-30 Price Changed $60,000 WFRMLS
• 2025-08-08 Listed $65,000 WFRMLS
• 2006-02-18 Listing Removed — WFRMLS
• 2005-08-22 Listed $19,900 WFRMLS