335 Pellinore St #74 · North Salt Lake, UT 84054

$60,800

3 bd · 2.0 ba · 980 sqft · Manufactured · 98 Days on market

Built 2026

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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
• Rent growth +4.1/5.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 2 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as community events, a swimming pool, and scenic views, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Swimming pool
• Scenic views
• Built 2026

Tags

• SWIMMING POOL
• SCENIC VIEWS

Property features AI

Finance

• Financial info: List price $60,300

Exterior

• Utilities: Natural gas; Central air
• Home design: Condominium / townhouse style (unit 74 at 335 Pellinore St); Single-level living (plan 91242)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Active listing (spec home)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $61k.

Deal economics

• At list price, monthly cash flow is $922 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $61k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#57 in UT, #3,560 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: cost of living D, amenities F, health & safety F.
• Davis District (suburban): math 43% / reading 47% proficiency, ranked #28 of 80 in UT (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+6.5%/yr); 145 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,461 units permitted in Davis County in 2024 (508 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $420 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Davis County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,328 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 2.79% ✓
• Cap rate: 24.49%
• Cash-on-cash: 64.99%
• DSCR: 3.89
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.46% rent growth · sell at horizon

5-year hold

• IRR: 68.0%
• Equity multiple: 4.23×
• Total profit: $55,018
• Equity at exit: $9,065

10-year hold

• IRR: 73.3%
• Equity multiple: 9.85×
• Total profit: $150,596
• Equity at exit: $5,257

Cash invested: $17,024 (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 84054

• Rents YoY: 6.5%
• Active inventory: 145
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$319
• Tax est. 1.5%: −$76 /mo · $912/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $922

Break-even live

Break-even rent $532

Max offer price $60,800

Occupancy floor 41%

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: $15,200
• Closing costs: $1,824
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
850 North Highway 89 North Salt Lake, UT	1.0–2.0	1.0–2.0	774	$1,470	$1.90	14d	4	0.35mi
2720 S Orchard Dr North Salt Lake, UT	1.0–2.0	1.0	860	$1,287	$1.50	14d	2	0.60mi
2727 S 625 W Bountiful, UT	2.0	1.0–2.0	810	$1,488	$1.84	13d	1	0.68mi
25 N Orchard Dr North Salt Lake, UT	2.0	1.0	840	$1,295	$1.54	14d	1	0.74mi
30 North Highway 89 Unit 15 North Salt Lake, UT	2.0	1.0	870	$1,295	$1.49	23d	1	0.77mi
30 North Highway 89 Unit 18 North Salt Lake, UT	2.0	1.0	870	$1,300	$1.49	23d	1	0.77mi
30 North Highway 89 Unit 5 North Salt Lake, UT	2.0	1.0	870	$1,350	$1.55	23d	1	0.77mi
100 S Orchard Dr North Salt Lake, UT	2.0	1.0	800	$1,288	$1.61	23d	2	0.94mi
110 S Orchard Dr Apt 4 North Salt Lake, UT	2.0	1.0	800	$995	$1.24	23d	1	0.95mi
2720 S Orchard Dr Bountiful, UT	2.0	1.0	970	$1,287	$1.33	23d	1	1.00mi
55 W Center St North Salt Lake, UT	2.0	1.0	850	$1,476	$1.74	14d	10	1.00mi
110 S Main St North Salt Lake, UT	1.0–3.0	1.0–2.0	1071	$2,390	$2.23	1d	14	1.03mi
47 W 100 S North Salt Lake, UT	2.0	1.5	1120	$1,349	$1.20	23d	1	1.05mi
325 S Orchard Dr North Salt Lake, UT	1.0–3.0	1.0–2.0	968	$2,300	$2.37	1d	31	1.21mi
2030 S Main St Bountiful, UT	1.0–2.0	1.0–2.0	825	$1,700	$2.06	13d	13	1.23mi
2001 S Main St Bountiful, UT	2.0	2.0	1077	$1,450	$1.35	14d	1	1.40mi
790 N Cutler Dr North Salt Lake, UT	1.0–3.0	1.0–2.0	1048	$2,243	$2.14	2d	6	1.42mi
950 N Cutler Dr North Salt Lake, UT	1.0–3.0	1.0–2.0	1040	$2,059	$1.98	19d	20	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $60,800 Active 98 DOM
2. 2026-06-17
   days on market $60,800 Active 97 DOM
3. 2026-06-16
   days on market $60,800 Active 96 DOM
4. 2026-06-15
   days on market $60,800 Active 95 DOM
5. 2026-06-14
   days on market $60,800 Active 93 DOM
6. 2026-06-13
   days on market $60,800 Active 92 DOM
7. 2026-06-10
   days on market $60,800 Active 90 DOM
8. 2026-06-09
   days on market $60,800 Active 89 DOM
9. 2026-06-08
   days on market $60,800 Active 88 DOM
10. 2026-06-07
    days on market $60,800 Active 87 DOM
11. 2026-06-05
    days on market $60,800 Active 84 DOM
12. 2026-06-03
    days on market $60,800 Active 83 DOM
13. 2026-06-02
    days on market $60,800 Active 82 DOM
14. 2026-06-01
    pricedays on market $60,800 Active 81 DOM
15. 2026-05-31
    days on market $60,300 Active 80 DOM
16. 2026-05-31
    days on market $60,300 Active 79 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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥90°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,388
• − Mortgage interest: −$3,406
• − Property taxes: −$912
• − Insurance: −$304
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$1,769
• Taxable income: $10,735
• Est. tax owed @ 24.0%: −$2,576
• After-tax cash flow: $8,488/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: Davis District
• NCES district ID: 4900210
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $70,511
• Composite: 40.59/100
• National rank: #3698
• State rank: #28 of 80 in UT

Livability — North Salt Lake

• Score: 76/100
• State rank: #57
• US rank: #3560

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Salt Lake, UT
• County: Davis County · 341,755 people
• City population: 22,355
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 22,355
• Household income: $101,860
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 426.0

Population outlook (Davis County) Hauer SSP2

• Today (2025): 399,271 people
• By 2030: 430,528 · +7.8%
• By 2040: 493,485 · +23.6%
• By 2050: 555,187 · +39.1%
• By 2075: 688,589 · +72.5%
• By 2100: 769,646 · +92.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 18% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 3% Slovak 3% Italian 2%
• Foreign-born: 13% · Canada
• Languages at home: 80% English-only · Spanish 11% Other Indo-European 4% Other Asian/Pacific 3%

Political lean MEDSL · Davis

• 2024 margin: Strong R (+24.9) · D 36.0% · R 60.8% · Other 3.2%
• 2008→2024 swing: +17.4pp toward D · 2008: -42.3pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+27.5 2016: R+23.3 2012: R+61.8 2008: R+42.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -341.91%
• Current HPI: 275.9596
• Rent YoY: ▲ 6.46%
• Metro: Ogden-Clearfield, 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