785 Percival St · North Salt Lake, UT 84054

$111,000

4 bd · 2.0 ba · 1,325 sqft · Manufactured · 220 Days on market

Built 1980 435 sqft lot $1114/mo HOA · 49% of rent

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Why this score? — see what drove the D 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).

• 1% rule +10.0/10.0
• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Completely remodeled
• Large kitchen
• Master bathroom

Tags

• COMPLETELY REMODELED
• LARGE KITCHEN
• MASTER BATHROOM

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Monthly association fee: $1,114; Community clubhouse; Subdivision: CAMELOT

Exterior

• Parking: Carport with 2 spaces; 1 open parking space; 2 covered parking spaces; 3 total parking spaces
• Utilities: Public sewer (connected); Culinary water
• Home design: Mobile home; Built/standing condition
• Construction: Asphalt roof
• Exterior features: Covered deck; Double-pane windows; Exterior lighting; Fenced in-ground heated pool; Mountain view; Curb and gutter; Paved road; Sidewalks; Flat terrain

Interior

• Kitchen: Updated kitchen; Free-standing range/oven; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Gas central heating; Central air conditioning
• Interior features: Primary bathroom; Walk-in closet; Garbage disposal; Updated kitchen; Free-standing range/oven; Blinds on windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $111k.

Deal economics

• At list price, monthly cash flow is $-81 ($-975/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (10.6% below list).
• Meets the 1% rule at list price ($2k rent vs $111k).
• Recommended offer: $98k (12.0% 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.
• Zoned schools: Adelaide School (math 35% / reading 30%, grade F, #416 of 585 statewide, top 71%, 419 students, 50% FRL); South Davis Jr High (math 31% / reading 37%, grade F, #97 of 138 statewide, top 70%, 1,095 students, 25% FRL); Woods Cross High (math 36% / reading 47%, grade F, #57 of 171 statewide, top 34%, 1,567 students, 16% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 148 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $767 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $29k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 49% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,680 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 2.05% ✓
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 4.1

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: -11.7%
• Equity multiple: 0.54×
• Total profit: $-14,235
• Equity at exit: $16,550

10-year hold

• IRR: 6.4%
• Equity multiple: 1.64×
• Total profit: $20,024
• Equity at exit: $9,597

Cash invested: $31,080 (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: 148
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$582
• Tax est. 1.5%: −$139 /mo · $1,665/yr
• Insurance: −$46
• HOA: −$1,114
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-81

Break-even live

Break-even rent $2,381

Max offer price $99,245

Occupancy floor 99%

Sensitivity live

Price	-10% $-5	-5% $-43	+0% $-81	+5% $-120	+10% $-158
Rent	-10% $-261	-5% $-171	+0% $-81	+5% $9	+10% $99
Rate	-1.0pp $-25	-0.5pp $-53	base $-81	+0.5pp $-110	+1.0pp $-139

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2767 S 625 W Bountiful, UT	3.0	2.5	1400	$1,900	$1.36	25d	1	0.59mi
2323 S 800 W Woods Cross, UT	2.0–3.0	2.5	1476	$2,299	$1.56	12d	1	0.63mi
260 E Kirsten Ln North Salt Lake, UT	3.0	2.5	1559	$2,095	$1.34	16d	1	0.65mi
153 Bamberger Rd North Salt Lake, UT	3.0	2.5	1171	$1,699	$1.45	25d	1	0.90mi
2583 S 200 W Bountiful, UT	3.0	1.0	1300	$1,850	$1.42	25d	1	1.12mi
2035 S Main St Bountiful, UT	3.0	3.0	1650	$2,650	$1.61	25d	1	1.13mi
110 S Main St North Salt Lake, UT	1.0–3.0	1.0–2.0	1071	$2,390	$2.23	3d	14	1.26mi
790 N Cutler Dr North Salt Lake, UT	1.0–3.0	1.0–2.0	1048	$2,243	$2.14	4d	6	1.30mi
950 N Cutler Dr North Salt Lake, UT	1.0–3.0	1.0–2.0	1040	$2,059	$1.98	21d	20	1.32mi
325 S Orchard Dr North Salt Lake, UT	1.0–3.0	1.0–2.0	968	$2,300	$2.37	3d	31	1.45mi
882 W Foxboro Dr North Salt Lake, UT	2.0–3.0	1.0–2.0	967	$1,816	$1.88	15d	15	1.45mi
11 E 2200 S Bountiful, UT	3.0	2.5	1763	$2,550	$1.45	25d	1	1.47mi

HOA detail

• Monthly dues: $1,114 · $13,368/yr

Listing history 29 events

1. 2026-06-21
   days on market $111,000 Active 220 DOM
2. 2026-06-18
   days on market $111,000 Active 217 DOM
3. 2026-06-17
   days on market $111,000 Active 216 DOM
4. 2026-06-16
   days on market $111,000 Active 215 DOM
5. 2026-06-15
   days on market $111,000 Active 214 DOM
6. 2026-06-14
   days on market $111,000 Active 212 DOM
7. 2026-06-13
   days on market $111,000 Active 211 DOM
8. 2026-06-10
   days on market $111,000 Active 209 DOM
9. 2026-06-09
   days on market $111,000 Active 208 DOM
10. 2026-06-08
    days on market $111,000 Active 207 DOM
11. 2026-06-07
    days on market $111,000 Active 206 DOM
12. 2026-06-05
    days on market $111,000 Active 203 DOM
13. 2026-06-03
    pricedays on market $111,000 Active 202 DOM
14. 2026-06-02
    days on market $118,900 Active 201 DOM
15. 2026-06-01
    days on market $118,900 Active 200 DOM
16. 2026-05-31
    days on market $118,900 Active 199 DOM
17. 2026-05-31
    days on market $118,900 Active 198 DOM
18. 2026-05-15
    status Active
19. 2026-05-13
    historical
20. 2026-05-12
    status Active
21. 2026-05-12
    historical
22. 2026-04-25
    price $124,900
23. 2026-04-08
    price $126,900
24. 2026-02-10
    price $129,900
25. 2026-01-14
    price $132,900
26. 2025-11-28
    price $134,900
27. 2025-11-11
    listed $139,900 Active
28. 2003-01-22
    soldstatus 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

29. 2002-08-14
    listed $59,500 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) · 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: $27,340
• − Mortgage interest: −$6,218
• − Property taxes: −$1,665
• − Insurance: −$555
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − HOA: −$13,368
• − Depreciation: −$3,229
• Taxable loss: −$2,070
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $-478/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

Price history

+109.9% since first listed

12 events — show timeline

• 2026-05-15 Relisted — WFRMLS
• 2026-05-13 Listing Removed — WFRMLS
• 2026-05-12 Relisted — WFRMLS
• 2026-05-12 Listing Removed — WFRMLS
• 2026-04-25 Price Changed $124,900 WFRMLS
• 2026-04-08 Price Changed $126,900 WFRMLS
• 2026-02-10 Price Changed $129,900 WFRMLS
• 2026-01-14 Price Changed $132,900 WFRMLS
• 2025-11-28 Price Changed $134,900 WFRMLS
• 2025-11-11 Listed $139,900 WFRMLS
• 2003-01-22 Sold (MLS) — WFRMLS
• 2002-08-14 Listed $59,500 WFRMLS