1025 N 300 W #97 · Springville, UT 84663

$153,000

4 bd · 2.0 ba · 1,836 sqft · Manufactured · 24 Days on market

Built 1997 Good condition 6,534 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Updated mobile home
• Large living area
• Walk-in closets

Tags

• UPDATED MOBILE HOME
• QUIET COMMUNITY
• OPEN LAYOUT
• LARGE LIVING AREA
• DEDICATED LAUNDRY ROOM
• WALK-IN CLOSETS

Property features AI

Finance

• Other: Zoned single-family; Has view; Lot is approximately 0.01 acres, flat terrain
• HOA & community: Monthly association fee; Subdivision: OAKBROOK

Exterior

• Parking: 4 total parking spaces; 4 covered garage spaces; Has garage; Has open parking; Uncovered parking available
• Security: Fire alarm
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Water connected (culinary)
• Home design: Mobile-style home; Faces south; Agent-owned; Residential use; Built and currently standing
• Construction: Asphalt roof; Other construction materials
• Exterior features: Open porch; Double-pane windows; Full fencing; Paved road access; Mountain view; Curb and gutter; Partially landscaped

Interior

• Kitchen: Double oven (including gas oven); Gas range with down vent; Garbage disposal
• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Vaulted ceilings; Primary bathroom; Walk-in closet; Garbage disposal; Double oven (one gas); Gas range with down vent; Fire alarm; Blinds

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $153k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $153k).
• Recommended offer: $151k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 85/100 on livability (#12 in UT, #476 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• Nebo District (suburban): math 38% / reading 40% proficiency, ranked #45 of 80 in UT (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Westside School (math 35% / reading 37%, grade F, #375 of 585 statewide, top 65%, 580 students, 37% FRL); Springville Jr High (math 39% / reading 41%, grade F, #72 of 138 statewide, top 53%, 1,168 students, 28% FRL); Springville High (math 37% / reading 56%, grade D-, #38 of 171 statewide, top 24%, 1,612 students, 22% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: Rents rising (+2.3%/yr); 199 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,326 units permitted in Utah County in 2024 (1,053 in 5+ unit buildings).
• This rent runs 30% of the median local income ($90k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 2.3% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 9→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,705 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.49% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.70%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.48×
• Total profit: $20,634
• Equity at exit: $22,813

10-year hold

• IRR: 20.6%
• Equity multiple: 2.68×
• Total profit: $71,926
• Equity at exit: $13,229

Cash invested: $42,840 (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 84663

• Rents YoY: 2.3%
• Active inventory: 199
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,274 high
• Mortgage (P&I): −$802
• Tax est. 1.5%: −$191 /mo · $2,295/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $739

Break-even live

Break-even rent $1,338

Max offer price $153,000

Occupancy floor 62%

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1365 N 150 E Springville, UT	4.0	2.5	2022	$2,300	$1.14	14d	1	0.49mi
427 E 250 N Springville, UT	4.0	2.0	1764	$1,985	$1.13	14d	1	1.02mi
175 N 700 E Springville, UT	3.0	2.0	1900	$1,999	$1.05	19d	1	1.25mi
152 S 1100 W Springville, UT	4.0	2.5	1570	$2,095	$1.33	11d	1	1.37mi
332 S 400 E Springville, UT	5.0	3.5	2312	$2,795	$1.21	14d	1	1.46mi

Listing history 16 events

1. 2026-06-15
   status $153,000 Under Contract 24 DOM
2. 2026-06-15
   days on market $153,000 Active 24 DOM
3. 2026-06-14
   days on market $153,000 Active 22 DOM
4. 2026-06-10
   days on market $153,000 Active 19 DOM
5. 2026-06-09
   days on market $153,000 Active 18 DOM
6. 2026-06-08
   days on market $153,000 Active 17 DOM
7. 2026-06-07
   days on market $153,000 Active 16 DOM
8. 2026-06-03
   days on market $153,000 Active 12 DOM
9. 2026-06-02
   days on market $153,000 Active 11 DOM
10. 2026-06-01
    days on market $153,000 Active 10 DOM
11. 2026-05-31
    days on market $153,000 Active 9 DOM
12. 2026-05-31
    days on market $153,000 Active 8 DOM
13. 2026-05-22
    listed $153,000 Active
14. 2024-07-26
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

15. 2024-07-19
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

16. 2024-07-08
    listed $130,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

ⓘ 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) · 92% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 9 d/yr ≥95°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,288
• − Mortgage interest: −$8,570
• − Property taxes: −$2,295
• − Insurance: −$765
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − Depreciation: −$4,451
• Taxable income: $6,840
• Est. tax owed @ 24.0%: −$1,642
• After-tax cash flow: $7,227/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 move-in ready manufactured home is in good condition with recent updates, making it an attractive option for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting exterior — refreshes the home's appearance
• Resale upgrading appliances — attracts more buyers with modern conveniences

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting exterior — refreshes the home's appearance ↑
• Resale upgrading appliances — attracts more buyers with modern conveniences ↑

ⓘ 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: Nebo District
• NCES district ID: 4900630
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $64,067
• Composite: 35.01/100
• National rank: #5047
• State rank: #45 of 80 in UT

Livability — Springville

• Score: 85/100
• State rank: #12
• US rank: #476

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springville, UT
• County: Utah County · 661,754 people
• City population: 36,207
• Metro: Provo-Orem, UT
• Population (ZIP): 36,207
• Household income: $90,252
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 617.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 18% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 4% Italian 3% Scottish 3%
• Foreign-born: 9% · Canada, Dominican Republic, China
• Languages at home: 80% English-only · Spanish 17% Chinese 1% 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: ▼ -178.38%
• Current HPI: 294.3683
• Rent YoY: ▲ 2.26%
• 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

4 events — show timeline

• 2026-05-22 Listed $153,000 WFRMLS
• 2024-07-26 Sold (MLS) — WFRMLS
• 2024-07-19 Pending — WFRMLS
• 2024-07-08 Listed $130,000 WFRMLS