748 W Monte Blanco · Taylorsville, UT 84123

$69,900

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 90 Days on market

Built 1998 Good condition 435 sqft lot ↓ 3% since listing

---

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 +4.4/5.0
• Condition / age +4.0/5.0
• Schools +2.6/10.0
• Rent growth +0.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Nearby entertainment
• Split bedroom design
• Central location

Tags

• SPLIT BEDROOM DESIGN
• CENTRAL LOCATION
• EASY FREEWAY ACCESS
• NEARBY SHOPPING
• NEARBY DINING
• NEARBY ENTERTAINMENT

Property features AI

Finance

• Other: Above-grade finished area approximately 1000; Accessible features including accessible entrance, accessible hallways, ramp, grip-accessible features and customized wheelchair accessibility
• Financial info: Annual tax approximately $250
• HOA & community: Located in a senior community; Subdivision: MONTE VISTA

Exterior

• Parking: Attached covered parking; Carport with 2 spaces; Total of 2 parking spaces (2 covered)
• Security: Fire alarm
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary water connected
• Home design: Mobile home; Single-level living; Pitched asphalt roof; Built/standing (effective year 2025); Single-family zoning; Agent owned
• Construction: Clapboard/Masonite and asphalt construction materials; Built/standing condition
• Exterior features: Covered deck; Covered patio; Awning(s); Double pane windows; Patio lighting; Storage shed; TV antenna; Manual full sprinkler system; Flat terrain with full landscaping

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Two main-level bedrooms; Primary bedroom on the 1st floor
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (gas central); Central air; Evaporative cooling
• Interior features: Fire alarm; Ceiling fan; Skylights; Lighting
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 87/100 on livability (#7 in UT, #299 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: schools 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.
• Market conditions: Rents falling (-8.7%/yr); 181 active listings in the ZIP; 40 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 $483 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.23% ✓
• Cap rate: 19.17%
• Cash-on-cash: 46.00%
• DSCR: 3.05
• GRM: 3.7

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: 39.8%
• Equity multiple: 2.63×
• Total profit: $31,905
• Equity at exit: $10,422

10-year hold

• IRR: 44.7%
• Equity multiple: 4.66×
• Total profit: $71,725
• Equity at exit: $6,044

Cash invested: $19,572 (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: 181
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $750

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 47%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4536 S Bridgeside Way Salt Lake City, UT	1.0–3.0	1.0–2.0	825	$1,544	$1.87	2d	16	0.11mi
4545 S Atherton Dr Salt Lake City, UT	2.0	1.5–2.0	1000	$1,390	$1.39	2d	15	0.15mi
4639 S Sunstone Rd Salt Lake City, UT	1.0–2.0	1.0–2.0	912	$1,579	$1.73	2d	19	0.26mi
4341 S Riverboat Rd Salt Lake City, UT	1.0–3.0	1.0–2.0	1008	$1,501	$1.49	4d	12	0.37mi
447 W 4800 S Salt Lake City, UT	2.0	1.0–2.0	807	$2,034	$2.52	2d	102	0.53mi
4924 S Murray Blvd Salt Lake City, UT	1.0–3.0	1.0–2.5	1205	$1,738	$1.44	2d	40	0.58mi
4517 S 1175 W #55 Taylorsville, UT	2.0	2.5	1200	$1,600	$1.33	2d	1	0.61mi
4517 1175 W Taylorsville, UT	3.0	2.0	1220	$1,800	$1.48	16d	1	0.61mi
4422 S Atherton Dr Salt Lake City, UT	2.0	1.0	1000	$1,495	$1.50	3d	1	0.67mi
4459 S Butterfield St Salt Lake City, UT	2.0	1.0	1000	$1,500	$1.50	4d	1	0.79mi
4459 Butterfield St Unit NA Taylorsville, UT	2.0	1.0	1000	$1,500	$1.50	24d	1	0.79mi
4994 S Commerce Dr Salt Lake City, UT	2.0	1.0–2.0	795	$2,035	$2.56	2d	23	0.83mi
212 4800 S Murray, UT	3.0	1.0	1066	$1,845	$1.73	3d	1	0.84mi
162 W 4490 S Murray, UT	1.0–3.0	1.0–2.0	854	$1,554	$1.82	24d	22	0.87mi
530 W Murray Blvd Salt Lake City, UT	1.0–2.0	1.0–1.5	850	$1,687	$1.98	2d	15	0.98mi
136 W Fireclay Ave Murray, UT	1.0–3.0	1.0–2.0	991	$1,395	$1.41	3d	12	0.99mi
764 W 3940 S Salt Lake City, UT	1.0–3.0	1.0–2.0	1075	$1,548	$1.44	3d	26	1.00mi
845 W 3900 S Salt Lake City, UT	1.0–2.0	1.0–2.0	735	$1,922	$2.61	3d	6	1.01mi
1141 W 3900 S Taylorsville, UT	1.0–2.0	1.0	581	$1,623	$2.79	2d	61	1.02mi
196 W Vine St Salt Lake City, UT	2.0	1.0–2.0	815	$2,190	$2.69	3d	13	1.07mi
54 W Fireclay Ave Salt Lake City, UT	1.0–2.0	1.0–2.0	962	$1,775	$1.84	24d	1	1.07mi
4305 S Phillips Ln Salt Lake City, UT	1.0	1.0	700	$1,075	$1.54	12d	1	1.07mi
820 W Timbercreek Way South Salt Lake, UT	1.0–2.0	1.0	676	$1,470	$2.17	2d	30	1.08mi
4410 S Main St Salt Lake City, UT	2.0	1.0–2.0	892	$2,810	$3.15	3d	76	1.09mi
47 W Fireclay Ave Salt Lake City, UT	1.0–2.0	1.0–2.0	902	$2,088	$2.31	3d	36	1.11mi
2 Regal St Murray, UT	2.0	1.0	1004	$1,195	$1.19	3d	7	1.12mi
3825 S 700 W South Salt Lake, UT	1.0–3.0	1.0–2.0	780	$1,442	$1.85	3d	19	1.16mi
4770 S 1565 W Taylorsville, UT	1.0–2.0	1.0–2.0	812	$1,519	$1.87	2d	43	1.17mi
4028 S 1300 W Salt Lake City, UT	2.0–3.0	2.0	1325	$1,425	$1.08	4d	6	1.17mi
4277 S Main St Salt Lake City, UT	2.0	1.0–2.0	594	$1,192	$2.01	3d	1	1.19mi
44 W Iko Ave Millcreek, UT	2.0	2.5	1296	$2,200	$1.70	4d	1	1.21mi
4197 S Main St Millcreek, UT	3.0	1.0–2.0	891	$1,609	$1.80	3d	13	1.24mi
745 Fine Dr South Salt Lake, UT	1.0–3.0	1.0–2.0	1077	$1,641	$1.52	3d	25	1.25mi
340 E Gordon Ln Salt Lake City, UT	2.0	1.0	850	$1,295	$1.52	4d	3	1.37mi
4236 S Atherton Dr Salt Lake City, UT	1.0–3.0	1.0–2.0	1075	$1,525	$1.42	4d	3	1.39mi
4371 S Fairbourne Ave Unit 11 Murray, UT	2.0	1.0	820	$1,095	$1.34	16d	1	1.40mi
215 E 4600 S Apt 4 Murray, UT	2.0	1.0	850	$1,250	$1.47	3d	1	1.44mi
184 E Vine St Salt Lake City, UT	2.0	2.0	962	$1,899	$1.97	3d	4	1.45mi
4110 S Oak Meadows Dr #31 Salt Lake City, UT	2.0	1.0	970	$1,500	$1.55	16d	1	1.46mi
3993 S Main St Millcreek, UT	1.0–2.0	1.0–2.0	838	$1,650	$1.97	3d	25	1.46mi

Listing history 26 events

1. 2026-06-18
   days on market $69,900 Active 90 DOM
2. 2026-06-18
   remarks 662-char remark
3. 2026-06-17
   days on market $69,900 Active 89 DOM
4. 2026-06-16
   days on market $69,900 Active 88 DOM
5. 2026-06-15
   days on market $69,900 Active 87 DOM
6. 2026-06-13
   pricedays on market $69,900 Active 85 DOM
7. 2026-06-09
   days on market $72,900 Active 81 DOM
8. 2026-06-08
   days on market $72,900 Active 80 DOM
9. 2026-06-07
   days on market $72,900 Active 79 DOM
10. 2026-06-03
    days on market $72,900 Active 75 DOM
11. 2026-06-02
    days on market $72,900 Active 74 DOM
12. 2026-06-01
    days on market $72,900 Active 73 DOM
13. 2026-05-31
    days on market $72,900 Active 72 DOM
14. 2026-05-18
    price $72,900
15. 2026-05-04
    price $74,900
16. 2026-03-20
    listed $79,900 Active
17. 2025-11-04
    historical
18. 2025-10-20
    price $45,000
19. 2025-10-09
    listed $55,000 Active
20. 2023-11-30
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2023-11-17
    historical Backup 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2023-10-03
    status Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

23. 2023-09-30
    historical 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

24. 2023-09-21
    listed $75,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

25. 2023-09-10
    historical
26. 2023-08-09
    listed $75,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 18 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: $18,734
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$2,033
• Taxable income: $8,389
• Est. tax owed @ 24.0%: −$2,013
• After-tax cash flow: $6,989/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 · 12 photos

Good 80/100 Cosmetic rehab

This updated 2BD/2BA manufactured home in a premier 55+ community is move-in ready with good condition and minimal repairs needed.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Rental ceiling fans — improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Rental ceiling fans — improves comfort and energy efficiency ↑

ⓘ 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 — Taylorsville

• Score: 87/100
• State rank: #7
• US rank: #299

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylorsville, UT
• County: Salt Lake County · 1,195,750 people
• City population: 74,496
• 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

-2.8% since first listed

13 events — show timeline

• 2026-05-18 Price Changed $72,900 WFRMLS
• 2026-05-04 Price Changed $74,900 WFRMLS
• 2026-03-20 Listed $79,900 WFRMLS
• 2025-11-04 Listing Removed — WFRMLS
• 2025-10-20 Price Changed $45,000 WFRMLS
• 2025-10-09 Listed $55,000 WFRMLS
• 2023-11-30 Sold (MLS) — WFRMLS
• 2023-11-17 Contingent — WFRMLS
• 2023-10-03 Relisted — WFRMLS
• 2023-09-30 Listing Removed — WFRMLS
• 2023-09-21 Listed $75,000 WFRMLS
• 2023-09-10 Listing Removed — WFRMLS
• 2023-08-09 Listed $75,000 WFRMLS