827 W 1175 N #56 · Cedar City, UT 84721

$100,000

3 bd · 2.0 ba · 940 sqft · Manufactured · 292 Days on market

Built 2000 Good condition 3,484 sqft lot $500/mo HOA · 30% of rent ↓ 20% since listing

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Why this score? — see what drove the C 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 +19.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully maintained home is full of charm and comfort. Tucked away in a quiet community, it offers an open floor plan with natural light. It backs up to the community park, offering more accessible play area.

Key facts

• Open floor plan
• Community park
• 3,484 sq ft lot

Tags

• OPEN FLOOR PLAN
• COMMUNITY PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#170 in UT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Iron District (town): math 40% / reading 44% proficiency, ranked #42 of 80 in UT (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.0%/yr); 819 active listings in the ZIP; 655 units permitted in Iron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Iron County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.66% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.02% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.82×
• Total profit: $-4,930
• Equity at exit: $14,910

10-year hold

• IRR: 8.7%
• Equity multiple: 1.76×
• Total profit: $21,414
• Equity at exit: $8,646

Cash invested: $28,000 (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 84721

• Rents YoY: 5.0%
• Active inventory: 819
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$500
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $118

Break-even live

Break-even rent $1,508

Max offer price $100,000

Occupancy floor 88%

Sensitivity live

Price	-10% $187	-5% $152	+0% $118	+5% $83	+10% $49
Rent	-10% $-13	-5% $52	+0% $118	+5% $183	+10% $249
Rate	-1.0pp $168	-0.5pp $143	base $118	+0.5pp $92	+1.0pp $66

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $500 · $6,000/yr

Listing history 25 events

1. 2026-06-19
   days on market $100,000 Active 292 DOM
2. 2026-06-18
   days on market $100,000 Active 291 DOM
3. 2026-06-17
   days on market $100,000 Active 290 DOM
4. 2026-06-16
   days on market $100,000 Active 289 DOM
5. 2026-06-15
   days on market $100,000 Active 288 DOM
6. 2026-06-14
   days on market $100,000 Active 286 DOM
7. 2026-06-12
   days on market $100,000 Active 285 DOM
8. 2026-06-09
   days on market $100,000 Active 282 DOM
9. 2026-06-08
   days on market $100,000 Active 281 DOM
10. 2026-06-07
    days on market $100,000 Active 280 DOM
11. 2026-06-05
    days on market $100,000 Active 277 DOM
12. 2026-06-03
    days on market $100,000 Active 276 DOM
13. 2026-06-02
    days on market $100,000 Active 275 DOM
14. 2026-06-01
    days on market $100,000 Active 274 DOM
15. 2026-05-31
    days on market $100,000 Active 273 DOM
16. 2026-05-30
    days on market $100,000 Active 272 DOM
17. 2026-05-12
    status Active 216-char remark

    Show marketing remark (216 chars)

    This beautifully maintained home is full of charm and comfort. Tucked away in a quiet community, it offers an open floor plan with natural light. It backs up to the community park, offering more accessible play area.

18. 2026-05-12
    historical 216-char remark

    Show marketing remark (216 chars)

    This beautifully maintained home is full of charm and comfort. Tucked away in a quiet community, it offers an open floor plan with natural light. It backs up to the community park, offering more accessible play area.

19. 2026-05-07
    status Active 216-char remark

    Show marketing remark (216 chars)

    This beautifully maintained home is full of charm and comfort. Tucked away in a quiet community, it offers an open floor plan with natural light. It backs up to the community park, offering more accessible play area.

20. 2026-01-21
    price $100,000 216-char remark

    Show marketing remark (216 chars)

    This beautifully maintained home is full of charm and comfort. Tucked away in a quiet community, it offers an open floor plan with natural light. It backs up to the community park, offering more accessible play area.

21. 2026-01-04
    status Active 216-char remark

    Show marketing remark (216 chars)

    This beautifully maintained home is full of charm and comfort. Tucked away in a quiet community, it offers an open floor plan with natural light. It backs up to the community park, offering more accessible play area.

22. 2025-12-19
    status Pending 216-char remark

    Show marketing remark (216 chars)

    This beautifully maintained home is full of charm and comfort. Tucked away in a quiet community, it offers an open floor plan with natural light. It backs up to the community park, offering more accessible play area.

23. 2025-10-17
    price $110,000 216-char remark

    Show marketing remark (216 chars)

    This beautifully maintained home is full of charm and comfort. Tucked away in a quiet community, it offers an open floor plan with natural light. It backs up to the community park, offering more accessible play area.

24. 2025-06-10
    price $120,000 216-char remark

    Show marketing remark (216 chars)

    This beautifully maintained home is full of charm and comfort. Tucked away in a quiet community, it offers an open floor plan with natural light. It backs up to the community park, offering more accessible play area.

25. 2025-04-14
    listed $125,000 Active 216-char remark

    Show marketing remark (216 chars)

    This beautifully maintained home is full of charm and comfort. Tucked away in a quiet community, it offers an open floor plan with natural light. It backs up to the community park, offering more accessible play area.

ⓘ 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 73% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,883
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − HOA: −$6,000
• − Depreciation: −$2,909
• Taxable income: $191
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $1,369/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 75/100 Cosmetic rehab

This well-maintained mobile home is in good condition with some minor repairs needed. Upgrades to interior walls, flooring, and bathrooms would significantly enhance its value.

Repairs flagged

• Minor Carpeted floors — Some wear
• Minor Interior walls/paint — Some wear

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile — Improves durability and aesthetics
• Both Update bathrooms with modern fixtures — Enhances functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Carpeted floors · Some wear	Minor	$500–3,000
Interior walls/paint · Some wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile — Improves durability and aesthetics ↑
• Both Update bathrooms with modern fixtures — Enhances functionality and appeal ↑

ⓘ 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: Iron District
• NCES district ID: 4900390
• Math proficiency: 40% ▼ -9.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $43,150
• Composite: 35.49/100
• National rank: #4922
• State rank: #42 of 80 in UT

Livability — Cedar City

• Score: 64/100
• State rank: #170
• US rank: #13398

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar City, UT
• County: Iron County · 56,349 people
• City population: 56,349
• Metro: Cedar City, UT
• Population (ZIP): 30,641
• Household income: $67,299
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 736.0

Population outlook (Iron County) Hauer SSP2

• Today (2025): 53,029 people
• By 2030: 55,084 · +3.9%
• By 2040: 58,269 · +9.9%
• By 2050: 60,462 · +14.0%
• By 2075: 61,312 · +15.6%
• By 2100: 57,973 · +9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 6% Slovak 5% Portuguese 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 6%

Political lean MEDSL · Iron

• 2024 margin: Solid R (+57.0) · D 20.4% · R 77.4% · Other 2.2%
• 2008→2024 swing: -0.7pp no change · 2008: -56.3pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+56.6 2016: R+51.6 2012: R+71.8 2008: R+56.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.58%
• Current HPI: 239.3105
• Rent YoY: ▲ 5.02%
• Metro: Cedar 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

-20.0% since first listed

9 events — show timeline

• 2026-05-12 Relisted — ICBORMLS
• 2026-05-12 Delisted — ICBORMLS
• 2026-05-07 Relisted — ICBORMLS
• 2026-01-21 Price Changed $100,000 ICBORMLS
• 2026-01-04 Relisted — ICBORMLS
• 2025-12-19 Pending — ICBORMLS
• 2025-10-17 Price Changed $110,000 ICBORMLS
• 2025-06-10 Price Changed $120,000 ICBORMLS
• 2025-04-14 Listed $125,000 ICBORMLS