1930 American Park Dr · West Valley City, UT 84119

$65,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 70 Days on market

Built 1984 Average condition 871 sqft lot $865/mo HOA · 51% of rent ↓ 32% since listing

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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).

• Cash flow +15.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• Condition / age +2.8/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3 bedroom, 2 bathroom home with a 2 car carport and a bright open concept floor plan connecting the living room, dining area, and kitchen under vaulted ceilings. The kitchen features a gas stove, and all kitchen appliances are included. Important updates include a 3 year old water heater, 1 year old furnace, A/C, and a 5 year old roof. A wood shed is also included for added storage. The yard is filled with beautiful, established landscaping including trumpet vine that draws hummingbirds, lilacs, and Rose of Sharon, offering a lovely outdoor setting to enjoy. 55+ community; 1 person needs to be over 55 to live here. Square footage figures are provided as a courtesy estimate only and

Key facts

• A/c
• Gas stove
• 1 year old furnace

Tags

• OPEN CONCEPT FLOOR PLAN
• GAS STOVE
• KITCHEN APPLIANCES INCLUDED
• 3 YEAR OLD WATER HEATER
• 1 YEAR OLD FURNACE
• A/C

Property features AI

Finance

• Other: Above-grade finished living area reported
• HOA & community: Homeowners association (Brisha) with monthly fee; Monthly association fee includes gas, sewer, trash, and water; Community clubhouse; Senior community; Pets permitted; Snow removal provided

Exterior

• Parking: Covered carport; Two covered parking spaces (two total)
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary (domestic) water connected
• Home design: Manufactured home; Single story; Faces south; Residential use
• Construction: Aluminum siding; Asphalt roof; Built/standing condition
• Exterior features: Covered deck; Covered patio; Screened porch; Outbuildings; Storage shed(s); Partially fenced yard; Paved road access; Landscaped with mature trees; Flat terrain

Interior

• Kitchen: Gas range; Free-standing range/oven; Disposal; Refrigerator
• Bedrooms: Three bedrooms on the main level; Primary bedroom on the first floor
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (gas central); Central air conditioning
• Interior features: Primary bathroom; Disposal; Gas range; Free-standing range/oven; Vaulted ceilings; Single-level living
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $28 ($336/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#55 in UT, #3,285 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: crime D-, amenities F, health & safety D-.
• Granite District (suburban): math 26% / reading 32% proficiency, ranked #69 of 80 in UT (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Redwood School (math 6% / reading 8%, grade F, #583 of 585 statewide, top 100%, 486 students, 77% FRL); West Lake Jr High (math 14% / reading 22%, grade F, #132 of 138 statewide, top 96%, 701 students, 73% FRL); Granger High (math 7% / reading 22%, grade F, #167 of 171 statewide, top 98%, 3,481 students, 63% FRL) — zoned schools average 71% FRL vs 45% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 13% at this address vs 29% district-wide (-16 pts) — the specific schools serving this property underperform the Granite District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 227 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Salt Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 2.61% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.34×
• Total profit: $-11,970
• Equity at exit: $9,692

10-year hold

• IRR: -44.2%
• Equity multiple: -0.14×
• Total profit: $-20,681
• Equity at exit: $5,620

Cash invested: $18,200 (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 84119

• Rents YoY: 0.7%
• Active inventory: 227
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$865
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $28

Break-even live

Break-even rent $1,664

Max offer price $65,000

Occupancy floor 93%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1941 W Hyannis Ave Unit 1 West Valley City, UT	2.0	1.5	1001	$1,600	$1.60	23d	1	0.30mi
1902 W 3395 S West Valley City, UT	2.0	1.0	930	$1,325	$1.42	4d	1	0.50mi
1512 W 3395 S West Valley City, UT	3.0	2.0	1685	$1,745	$1.04	23d	1	0.67mi
2553 S Lake Park Cir Apt 2 West Valley City, UT	2.0	1.0	950	$1,200	$1.26	23d	1	0.67mi
2350 S Parkcrest Dr Unit 3 West Valley City, UT	2.0	1.0	900	$1,599	$1.78	23d	1	0.75mi
3314 S Meadowlark Dr West Valley City, UT	4.0	2.0	1232	$2,350	$1.91	3d	1	0.87mi
3600 S Orion Cir West Valley City, UT	1.0–3.0	1.0–1.5	1075	$2,009	$1.87	23d	1	0.90mi
1251 W Village Main Dr West Valley City, UT	1.0–3.0	1.0–2.0	957	$1,700	$1.78	1d	5	1.01mi
2930 Baty Drive 2745 S Unit 2930 West Valley City, UT	2.0	1.5	1100	$1,695	$1.54	23d	1	1.06mi
1499 2320 S West Valley City, UT	2.0	1.5	1052	$1,512	$1.44	4d	4	1.07mi
1538 W Kingsbury Ln West Valley City, UT	3.0	3.0	1237	$2,050	$1.66	3d	1	1.22mi
3860 S Redwood Rd Salt Lake City, UT	2.0	1.0–2.0	851	$1,719	$2.02	2d	26	1.26mi
2600 W 3800 S West Valley City, UT	2.0	1.0–2.0	912	$2,205	$2.42	3d	100	1.27mi
3810 S Redwood Rd West Valley City, UT	1.0–3.0	1.0–2.0	1110	$2,149	$1.94	2d	46	1.28mi
2835 S 3200 W Unit 2835 West Valley City, UT	3.0	2.0	1130	$1,600	$1.42	4d	1	1.29mi
2640 W 3800 S Apt 3 Salt Lake City, UT	2.0	1.0	965	$1,125	$1.17	4d	1	1.34mi
2640 W 3800 S West Valley City, UT	2.0	1.0	965	$1,125	$1.17	4d	1	1.34mi
3043 W 3500 S West Valley City, UT	2.0	1.0	950	$1,149	$1.21	23d	1	1.34mi
1580 W 3940 S Salt Lake City, UT	1.0–2.0	1.0	921	$1,495	$1.62	2d	7	1.42mi

HOA detail

• Monthly dues: $865 · $10,380/yr
• Likely covers: watergaslandscaping

Listing history 17 events

1. 2026-06-18
   days on market $65,000 Active 70 DOM
2. 2026-06-17
   days on market $65,000 Active 69 DOM
3. 2026-06-16
   days on market $65,000 Active 68 DOM
4. 2026-06-15
   days on market $65,000 Active 67 DOM
5. 2026-06-13
   days on market $65,000 Active 65 DOM
6. 2026-06-09
   days on market $65,000 Active 61 DOM
7. 2026-06-08
   days on market $65,000 Active 60 DOM
8. 2026-06-07
   days on market $65,000 Active 59 DOM
9. 2026-06-03
   days on market $65,000 Active 55 DOM
10. 2026-06-02
    days on market $65,000 Active 54 DOM
11. 2026-06-01
    days on market $65,000 Active 53 DOM
12. 2026-05-31
    days on market $65,000 Active 52 DOM
13. 2026-05-04
    price $65,000
14. 2026-04-30
    price $69,900
15. 2026-04-26
    price $89,900
16. 2026-04-25
    price $94,800
17. 2026-04-09
    listed $94,900 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,388
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − HOA: −$10,380
• − Depreciation: −$1,891
• Taxable loss: −$86
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $357/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 · 10 photos

Average 55/100 Cosmetic rehab

This home is in average condition with cosmetic updates needed. It has a good roof and HVAC system, but dated kitchen and bathrooms. Landscaping and interior paint could also benefit from updates. The established landscaping and move-in-ready condition make it a good investment.

Repairs flagged

• Minor kitchen cabinets — Dated cabinetry needs updating.
• Minor bathroom clutter — Cluttered bathrooms need decluttering and organization.
• Minor landscaping — Overgrown areas need trimming and landscaping improvements.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance.
• Resale Replace kitchen cabinets — Modernizing the kitchen can attract more buyers.
• Rental Declutter and organize bathrooms — A clean and organized bathroom is essential for rental properties.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Dated cabinetry needs updating.	Minor	$500–3,000
bathroom clutter · Cluttered bathrooms need decluttering and organization.	Minor	$500–3,000
landscaping · Overgrown areas need trimming and landscaping improvements.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance. ↑
• Resale Replace kitchen cabinets — Modernizing the kitchen can attract more buyers. ↑
• Rental Declutter and organize bathrooms — A clean and organized bathroom is essential for rental properties. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑

ⓘ 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: Granite District
• NCES district ID: 4900360
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $55,971
• Composite: 25.93/100
• National rank: #7336
• State rank: #69 of 80 in UT

Livability — West Valley City

• Score: 76/100
• State rank: #55
• US rank: #3285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Valley City, UT
• County: Salt Lake County · 1,195,750 people
• City population: 132,995
• Metro: Salt Lake City, UT
• Population (ZIP): 50,070
• Household income: $71,378
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1635.0

Population outlook (Salt Lake County) Hauer SSP2

• Today (2025): 1,305,860 people
• By 2030: 1,402,611 · +7.4%
• By 2040: 1,594,533 · +22.1%
• By 2050: 1,787,244 · +36.9%
• By 2075: 2,224,138 · +70.3%
• By 2100: 2,551,390 · +95.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 45% White 36% Two or more races 12% Black 5% Pacific Islander 4% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 3% Portuguese 2% Italian 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 54% English-only · Spanish 34% Other Asian/Pacific 3% Vietnamese 1%

Political lean MEDSL · Salt Lake

• 2024 margin: D (+10.2) · D 53.7% · R 43.5% · Other 2.8%
• 2008→2024 swing: +10.1pp toward D · 2008: 0.1pp · 2024: 10.2pp
• All cycles: 2024: D+10.2 2020: D+11.0 2016: D+10.2 2012: R+19.3 2008: D+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -332.72%
• Current HPI: 327.1858
• Rent YoY: ▲ 0.74%
• Metro: Salt Lake 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

-31.5% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $65,000 WFRMLS
• 2026-04-30 Price Changed $69,900 WFRMLS
• 2026-04-26 Price Changed $89,900 WFRMLS
• 2026-04-25 Price Changed $94,800 WFRMLS
• 2026-04-09 Listed $94,900 WFRMLS