466 N Main St #10 · Tooele, UT 84074

$50,000

3 bd · 1.0 ba · 1,236 sqft · Manufactured · 102 Days on market

Built 1972 435 sqft lot $500/mo HOA · 29% of rent ↓ 29% since listing

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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
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

55+ Community! Come see this great mobile home located at the City Center Estates located in Tooele. It's a 3 bed 1 bath home with an area started for another 1/2 bath to be added in the front bedroom. It's in a smaller trailer park located near restaurants with walking distance. Home has all new major componenets that were installed within the last few years. New heater, air conditioner, water heater, and all plumbing redone under the trailer in (2021), new roof, refrigerator, carpet (2022), all new windows installed (2023). New kitchen sink and light in living room will be installed soon. Each person that wants to live here has to be 55+ and submit an application with the park. There is a

Key facts

• All plumbing redone
• New major components
• New heater

Tags

• NEW MAJOR COMPONENTS
• NEW HEATER
• NEW AIR CONDITIONER
• NEW WATER HEATER
• ALL PLUMBING REDONE
• NEW ROOF

Property features AI

Finance

• HOA & community: Homeowners association with a $500 fee (includes water); Located in a senior community; Subdivision: CITY CENTER ESTATES

Exterior

• Parking: Two open/uncovered parking spaces
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water
• Home design: Mobile home; Property used as residential; Built and currently standing
• Construction: Asphalt roof
• Exterior features: Covered patio; Fully fenced lot

Interior

• Kitchen: Microwave; Refrigerator; Range/Oven
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Free-standing range/oven; Blinds
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#52 in UT, #3,142 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: amenities F.
• Tooele District (town): math 32% / reading 34% proficiency, ranked #62 of 80 in UT (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sterling School (math 23% / reading 25%, grade F, #488 of 585 statewide, top 84%, 829 students, 40% FRL); Tooele Jr High (math 33% / reading 28%, grade F, #106 of 138 statewide, top 77%, 733 students, 54% FRL); Tooele High (math 23% / reading 37%, grade F, #119 of 171 statewide, top 71%, 1,768 students, 25% FRL).
• Market conditions: Rents rising (+2.5%/yr); 586 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 867 units permitted in Tooele County in 2024 (87 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tooele County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.50% ✓
• Cap rate: 19.22%
• Cash-on-cash: 46.18%
• DSCR: 3.05
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: 42.9%
• Equity multiple: 2.84×
• Total profit: $25,724
• Equity at exit: $7,455

10-year hold

• IRR: 48.8%
• Equity multiple: 5.61×
• Total profit: $64,593
• Equity at exit: $4,323

Cash invested: $14,000 (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 84074

• Rents YoY: 2.5%
• Active inventory: 586
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,752 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$500
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $539

Break-even live

Break-even rent $1,070

Max offer price $50,000

Occupancy floor 64%

Sensitivity live

Price	-10% $573	-5% $556	+0% $539	+5% $522	+10% $504
Rent	-10% $400	-5% $470	+0% $539	+5% $608	+10% $677
Rate	-1.0pp $564	-0.5pp $552	base $539	+0.5pp $526	+1.0pp $513

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72 Park Ave Tooele, UT	2.0	1.5	980	$1,400	$1.43	18d	1	0.23mi
309 N 100 E Tooele, UT	2.0	1.5	980	$1,400	$1.43	18d	1	0.25mi
260 N 100 E Unit 11 Tooele, UT	2.0	1.0	800	$1,050	$1.31	24d	1	0.34mi
421 N 200 W Tooele, UT	2.0	1.0	700	$950	$1.36	24d	1	0.35mi
421 N 200 W Tooele, UT	2.0	1.0	800	$1,175	$1.47	4d	1	0.35mi
421 N 200 W Tooele, UT	2.0	1.0	800	$1,175	$1.47	3d	1	0.35mi
116 E 730 N Unit 1 Tooele, UT	3.0	2.0	1368	$1,800	$1.32	24d	1	0.36mi
71 W 740 N Tooele, UT	3.0	2.0	1479	$2,200	$1.49	21d	1	0.37mi
309 N 1st St Tooele, UT	2.0	1.0	950	$1,100	$1.16	24d	1	0.38mi
135 E 730 N Unit 1 Tooele, UT	3.0	2.0	1368	$2,150	$1.57	5d	1	0.40mi
728 N 160 E Tooele, UT	3.0	2.0	1396	$1,800	$1.29	22d	1	0.42mi
742 N 100 E Tooele, UT	1.0–3.0	1.0–2.0	892	$1,578	$1.77	24d	2	0.43mi
739 N 160 E Unit A Tooele, UT	3.0	2.0	1368	$1,750	$1.28	24d	1	0.43mi
345 E 400 N Unit A Tooele, UT	2.0	1.0	942	$1,425	$1.51	24d	1	0.51mi
152 N 200 West St Unit A Tooele, UT	2.0	2.5	1096	$2,800	$2.55	24d	1	0.56mi
152 N 200 West St Unit B Tooele, UT	2.0	1.0	800	$2,500	$3.12	24d	1	0.56mi
65 N 150 W Unit 208 Tooele, UT	2.0	2.0	1192	$1,450	$1.22	18d	1	0.63mi
111 N 2nd St unit Unit 1 Tooele, UT	2.0	1.0	1110	$1,150	$1.04	13d	1	0.64mi
509 W 200 S Unit A Tooele, UT	2.0	1.0	950	$1,400	$1.47	18d	1	1.18mi
1241 N Lexington Greens Dr Tooele, UT	1.0–3.0	1.0–2.0	1006	$1,799	$1.79	4d	40	1.34mi
397 Isgreen Cir Unit UP Tooele, UT	3.0	1.5	1200	$1,750	$1.46	22d	1	1.38mi

HOA detail

• Monthly dues: $500 · $6,000/yr
• Likely covers: water

Listing history 11 events

1. 2026-06-09
   status $50,000 Under Contract 102 DOM
2. 2026-06-08
   days on market $50,000 Active 102 DOM
3. 2026-06-07
   days on market $50,000 Active 101 DOM
4. 2026-06-03
   days on market $50,000 Active 97 DOM
5. 2026-06-02
   days on market $50,000 Active 96 DOM
6. 2026-06-01
   days on market $50,000 Active 95 DOM
7. 2026-05-31
   days on market $50,000 Active 94 DOM
8. 2026-05-14
   price $50,000
9. 2026-04-13
   price $59,000
10. 2026-03-23
    price $64,000
11. 2026-02-26
    listed $70,000 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 2 d/yr ≥92°F today · 5 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,028
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − HOA: −$6,000
• − Depreciation: −$1,455
• Taxable income: $6,408
• Est. tax owed @ 24.0%: −$1,538
• After-tax cash flow: $4,928/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: Tooele District
• NCES district ID: 4901050
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $63,054
• Composite: 29.94/100
• National rank: #6379
• State rank: #62 of 80 in UT

Livability — Tooele

• Score: 77/100
• State rank: #52
• US rank: #3142

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tooele, UT
• County: Tooele County · 59,706 people
• City population: 59,706
• Metro: Salt Lake City, UT
• Population (ZIP): 59,706
• Household income: $108,341
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 355.0

Population outlook (Tooele County) Hauer SSP2

• Today (2025): 73,901 people
• By 2030: 79,080 · +7.0%
• By 2040: 89,127 · +20.6%
• By 2050: 98,460 · +33.2%
• By 2075: 115,767 · +56.7%
• By 2100: 122,453 · +65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 14% Two or more races 9% Pacific Islander 1% Black 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 5% Slovak 4% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Tooele

• 2024 margin: Solid R (+41.0) · D 28.1% · R 69.1% · Other 2.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -29.8pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+38.3 2016: R+30.0 2012: R+51.4 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.55%
• Current HPI: 244.981
• Rent YoY: ▲ 2.53%
• 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

-28.6% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $50,000 WFRMLS
• 2026-04-13 Price Changed $59,000 WFRMLS
• 2026-03-23 Price Changed $64,000 WFRMLS
• 2026-02-26 Listed $70,000 WFRMLS