155 S 1200 W #97 · Orem, UT 84058

$139,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 275 Days on market

Built 1998 ↓ 18% since listing

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Clubhouse
• Prime orem location
• Swimming pool

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• PRIME OREM LOCATION
• FULLY EQUIPPED KITCHEN
• INCLUDED APPLIANCES
• CLUBHOUSE
• SWIMMING POOL

Property features AI

Finance

• HOA & community: Clubhouse; Subdivision: TIMPANOGOS

Exterior

• Parking: 2 open/uncovered parking spaces
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (potable) water connected
• Home design: Manufactured home; Built and standing; Single-story; Residential zoning (R-1)
• Construction: Asphalt roof; Other construction materials; No basement
• Exterior features: Covered deck; Covered patio; Full fencing; Paved road access; Automatic full sprinkler system; Landscaped

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Primary bathroom; Walk-in closet; Great room; Blinds

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#10 in UT, #389 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Alpine District (suburban): math 45% / reading 50% proficiency, ranked #25 of 80 in UT (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Orem School (math 63% / reading 61%, grade B, #39 of 585 statewide, top 8%, 716 students, 38% FRL); Orem Jr High (math 24% / reading 34%, grade F, #112 of 138 statewide, top 81%, 961 students, 41% FRL); Mountain View High (math 15% / reading 40%, grade F, #130 of 171 statewide, top 76%, 1,508 students, 33% FRL) — zoned schools average 37% FRL vs 18% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 115 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 6,326 units permitted in Utah County in 2024 (1,053 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Utah County population projected at +49% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.25% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.74%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.87% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $3,616
• Equity at exit: $20,860

10-year hold

• IRR: 11.9%
• Equity multiple: 1.93×
• Total profit: $36,427
• Equity at exit: $12,096

Cash invested: $39,172 (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 84058

• Rents YoY: 2.9%
• Active inventory: 115
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $416

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 71%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1147 W 40 S Orem, UT	3.0	2.0	1848	$450	$0.24	23d	1	0.10mi
203 N 1200 W #304 Orem, UT	3.0	2.0	1740	$2,095	$1.20	14d	1	0.42mi
231 N 1200 W Orem, UT	3.0	2.0	1336	$1,725	$1.29	14d	1	0.46mi
782 N 1570 W Orem, UT	3.0	1.5	1300	$1,500	$1.15	23d	1	0.50mi
289 N 1030 W Orem, UT	2.0	1.0	1092	$1,395	$1.28	2d	1	0.55mi
100 S Geneva Rd Vineyard, UT	1.0–2.0	1.0–2.0	858	$1,813	$2.11	2d	14	0.65mi
1014 W 400 N Orem, UT	4.0	1.5	1700	$2,450	$1.44	14d	1	0.72mi
216 N 750 East St Unit Bedroom 2 Vineyard, UT	3.0	2.0	1700	$600	$0.35	2d	1	0.73mi
218 N 750 East St Unit Bedroom 3 Vineyard, UT	3.0	2.0	1628	$650	$0.40	14d	1	0.73mi
220 N 750 East St #3 Vineyard, UT	3.0	2.0	1700	$2,000	$1.18	14d	1	0.73mi
220 N 750 East St Unit Bedroom 1 Vineyard, UT	3.0	2.0	1700	$850	$0.50	2d	1	0.73mi
220 N 750 East St Unit Bedroom 2 Vineyard, UT	3.0	2.0	1700	$650	$0.38	2d	1	0.73mi
215 N 680 E Vineyard, UT	3.0	2.0	1311	$1,725	$1.32	23d	1	0.79mi
225 N 680 E Vineyard, UT	3.0	2.0	1311	$1,725	$1.32	23d	1	0.80mi
534 E 300 North St Unit 212 Vineyard, UT	3.0	2.0	1299	$1,785	$1.37	23d	1	0.80mi
125 N Mill Rd Vineyard, UT	1.0–3.0	1.0–2.0	933	$1,671	$1.79	14d	10	0.81mi
125 N Mill Rd Vineyard, UT	1.0–3.0	1.0–2.0	933	$1,671	$1.79	2d	10	0.81mi
217 N 670 E Unit 102 Vineyard, UT	2.0	2.0	1039	$1,480	$1.42	23d	1	0.84mi
323 N 725 E Vineyard, UT	3.0	3.0	1849	$1,995	$1.08	2d	1	0.84mi
651 E 180 N Unit 312 Vineyard, UT	3.0	2.0	1299	$1,785	$1.37	23d	1	0.85mi
648 E 230 N Unit 307 Vineyard, UT	2.0	2.0	1020	$1,480	$1.45	23d	1	0.86mi
670 S 1545 W Orem, UT	3.0	2.5	1472	$1,795	$1.22	2d	1	0.86mi
631 E 180 N Unit 301 Vineyard, UT	3.0	2.0	1299	$1,785	$1.37	23d	1	0.87mi
631 E 180 N Unit 105 Vineyard, UT	2.0	2.0	1039	$1,480	$1.42	23d	1	0.87mi
662 E 230 N Unit 311 Vineyard, UT	2.0	2.0	1020	$1,480	$1.45	23d	1	0.88mi
632 E 230 N Unit 306 Vineyard, UT	2.0	2.0	1020	$1,480	$1.45	23d	1	0.88mi
615 E 180 N Unit 312 Vineyard, UT	3.0	2.0	1299	$1,785	$1.37	23d	1	0.89mi
615 E 180 N Unit 308 Vineyard, UT	2.0	2.0	1020	$1,480	$1.45	23d	1	0.89mi
265 N 670 E Unit 205 Vineyard, UT	2.0	2.0	1020	$1,620	$1.59	23d	1	0.89mi
305 N 680 E Vineyard, UT	4.0	3.0	1600	$2,300	$1.44	23d	1	0.90mi
614 E 230 N Unit 111 Vineyard, UT	2.0	2.0	1039	$1,480	$1.42	23d	1	0.90mi
279 N 670 E Unit 108 Vineyard, UT	2.0	2.0	1020	$1,480	$1.45	23d	1	0.91mi
623 E 250 N Unit 301 Vineyard, UT	3.0	2.0	1324	$1,920	$1.45	23d	1	0.92mi
594 E 255 N Unit 105 Orem, UT	2.0	2.0	1039	$1,480	$1.42	23d	1	0.93mi
624 E 300 N Unit 206 Vineyard, UT	2.0	2.0	1039	$1,620	$1.56	21d	1	0.93mi
624 E 300 N Vineyard, UT	3.0	2.0	1323	$1,785	$1.35	23d	1	0.93mi
266 N 590 E Unit 107 Vineyard, UT	2.0	2.0	1020	$1,480	$1.45	23d	1	0.94mi
573 E 210 N Unit 312 Vineyard, UT	3.0	2.0	1299	$1,785	$1.37	23d	1	0.95mi
576 E 250 N Unit 308 Vineyard, UT	2.0	2.0	1020	$1,480	$1.45	23d	1	0.96mi
648 E 380 N Vineyard, UT	3.0	3.0	1828	$1,850	$1.01	2d	1	0.96mi

Listing history 26 events

1. 2026-06-18
   days on market $139,900 Active 275 DOM
2. 2026-06-17
   days on market $139,900 Active 274 DOM
3. 2026-06-16
   days on market $139,900 Active 273 DOM
4. 2026-06-15
   days on market $139,900 Active 272 DOM
5. 2026-06-14
   days on market $139,900 Active 270 DOM
6. 2026-06-13
   days on market $139,900 Active 269 DOM
7. 2026-06-10
   days on market $139,900 Active 267 DOM
8. 2026-06-09
   days on market $139,900 Active 266 DOM
9. 2026-06-08
   days on market $139,900 Active 265 DOM
10. 2026-06-07
    days on market $139,900 Active 264 DOM
11. 2026-06-03
    days on market $139,900 Active 260 DOM
12. 2026-06-03
    days on market $139,900 Active 259 DOM
13. 2026-06-01
    days on market $139,900 Active 258 DOM
14. 2026-05-31
    days on market $139,900 Active 257 DOM
15. 2026-05-31
    days on market $139,900 Active 256 DOM
16. 2026-01-28
    price $139,900
17. 2025-10-01
    price $149,900
18. 2025-09-16
    listed $159,900 Active
19. 2023-10-16
    soldstatus Closed 31-char remark

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    There are no remarks available.

20. 2023-09-20
    historical Backup 31-char remark

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    There are no remarks available.

21. 2023-09-19
    price $139,000 31-char remark

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    There are no remarks available.

22. 2023-09-13
    price $145,000 31-char remark

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    There are no remarks available.

23. 2023-08-26
    price $155,000 31-char remark

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    There are no remarks available.

24. 2023-08-26
    status Active 31-char remark

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    There are no remarks available.

25. 2023-08-21
    historical Backup 31-char remark

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    There are no remarks available.

26. 2023-08-14
    listed $170,000 Active 31-char remark

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ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,003
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$4,070
• Taxable income: $2,938
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $4,285/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: Alpine District
• NCES district ID: 4900030
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $68,595
• Composite: 42.48/100
• National rank: #3213
• State rank: #25 of 80 in UT

Livability — Orem

• Score: 86/100
• State rank: #10
• US rank: #389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orem, UT
• County: Utah County · 661,754 people
• City population: 94,197
• Metro: Provo-Orem, UT
• Population (ZIP): 35,099
• Household income: $74,553
• Rent vs Own: 57.9% rent · 42.1% own
• Severe rent burden: 1149.0

Population outlook (Utah County) Hauer SSP2

• Today (2025): 693,420 people
• By 2030: 757,324 · +9.2%
• By 2040: 893,178 · +28.8%
• By 2050: 1,035,842 · +49.4%
• By 2075: 1,376,733 · +98.5%
• By 2100: 1,609,388 · +132.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 20% Two or more races 11% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 4% Slovak 4% Portuguese 3%
• Foreign-born: 15% · Canada, South Korea, Jamaica
• Languages at home: 76% English-only · Spanish 18% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Utah

• 2024 margin: Solid R (+39.8) · D 28.5% · R 68.3% · Other 3.2%
• 2008→2024 swing: +19.1pp toward D · 2008: -58.9pp · 2024: -39.8pp
• All cycles: 2024: R+39.8 2020: R+41.0 2016: R+37.3 2012: R+78.5 2008: R+58.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -318.60%
• Current HPI: 292.9526
• Rent YoY: ▲ 2.87%
• Metro: Provo-Orem, 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

-17.7% since first listed

11 events — show timeline

• 2026-01-28 Price Changed $139,900 WFRMLS
• 2025-10-01 Price Changed $149,900 WFRMLS
• 2025-09-16 Listed $159,900 WFRMLS
• 2023-10-16 Sold (MLS) — WFRMLS
• 2023-09-20 Contingent — WFRMLS
• 2023-09-19 Price Changed $139,000 WFRMLS
• 2023-09-13 Price Changed $145,000 WFRMLS
• 2023-08-26 Price Changed $155,000 WFRMLS
• 2023-08-26 Relisted — WFRMLS
• 2023-08-21 Contingent — WFRMLS
• 2023-08-14 Listed $170,000 WFRMLS