5075 W 4700 S #55 · Kearns, UT 84118

$114,500

4 bd · 2.0 ba · 1,850 sqft · Manufactured · 95 Days on market

Built 1995 435 sqft lot $1000/mo HOA · 39% of rent

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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 +25.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully Updated 4-Bedroom Home with Spacious Backyard! Welcome to this beautiful home offering comfort, space, and modern upgrades throughout. The interior features a bright and inviting layout with stylish finishes that make this home feel fresh and move-in ready. The primary bedroom offers privacy and comfort with its own master bath. Don't miss this opportunity to own a beautifully updated Mobile home.

Key facts

• 5 parking spots
• Built 1995
• Listed 94 days

Property features AI

Finance

• Other: Subdivision: SHADOW RIDGE; Zoning: Single-Family (RMH)
• HOA & community: Homeowners association (Shadow Ridge); Association fee $1,000 monthly; Association covers water, sewer and trash; Community amenities include management, playground; pets permitted

Exterior

• Parking: Total 5 parking spaces; 2 covered/carport spaces; 3 open parking spaces; Covered parking
• Utilities: Natural gas connected; Electricity connected; Water connected (culinary); Sewer connected
• Home design: Mobile home; Single-level; Faces north; Residential use; Has view
• Construction: Built in 1995; Aluminum construction; Asphalt roof; Built and standing condition
• Exterior features: Bay box windows; Covered deck; Covered patio; Double pane windows; Exterior lighting; Partially fenced yard; Paved road; Sidewalks; Mountain view; Xeriscaped landscaping

Interior

• Kitchen: Free standing range/oven; Microwave; Refrigerator
• Bedrooms: 4 bedrooms (primary on 1st floor)
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas central); Central air conditioning; Has heating and cooling
• Interior features: Primary bath; Walk-in closet; Free standing range/oven; Vaulted ceilings; Blinds and drapes; Single level living
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $114k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $114k).
• Recommended offer: $104k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#64 in UT, #4,366 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment B+; Watch: 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: West Kearns School (math 21% / reading 24%, grade F, #505 of 585 statewide, top 87%, 578 students, 76% FRL); Kearns Jr High (math 14% / reading 22%, grade F, #132 of 138 statewide, top 96%, 778 students, 73% FRL); Kearns High (math 5% / reading 25%, grade F, #165 of 171 statewide, top 96%, 2,382 students, 51% FRL) — zoned schools average 67% FRL vs 45% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 118 active listings in the ZIP; 12 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; 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).
• This rent runs 34% of the median local income ($91k/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 $792 of loan paydown is wiped out by about $3k 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 95 days — a 9% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $40k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $104,195 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
7. 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.
8. 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: 2.26% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.61%
• DSCR: 1.43
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,542
• Equity at exit: $17,072

10-year hold

• IRR: 8.9%
• Equity multiple: 1.70×
• Total profit: $22,378
• Equity at exit: $9,900

Cash invested: $32,060 (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 84118

• Active inventory: 118
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,593 high
• Mortgage (P&I): −$600
• Tax est. 1.5%: −$143 /mo · $1,718/yr
• Insurance: −$48
• HOA: −$1,000
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $257

Break-even live

Break-even rent $2,267

Max offer price $114,500

Occupancy floor 85%

Sensitivity live

Price	-10% $336	-5% $296	+0% $257	+5% $217	+10% $178
Rent	-10% $52	-5% $154	+0% $257	+5% $359	+10% $462
Rate	-1.0pp $315	-0.5pp $286	base $257	+0.5pp $227	+1.0pp $197

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4381 S Wildrose Dr West Valley City, UT	5.0	2.0	1788	$2,695	$1.51	24d	1	0.67mi
4532 S Greystock Cir West Valley City, UT	4.0	2.0	1600	$2,375	$1.48	5d	1	0.76mi
4481 W 5015 S Salt Lake City, UT	3.0	1.5	1415	$2,195	$1.55	24d	1	0.77mi
5099 W 5320 S Salt Lake City, UT	5.0	2.0	2076	$2,595	$1.25	15d	1	0.82mi
4438 W Losee Dr West Valley City, UT	4.0	2.0	2100	$3,000	$1.43	24d	1	0.97mi
4905 W 4100 S West Valley City, UT	5.0	2.0	1830	$2,800	$1.53	5d	1	1.09mi
4074 W 4865 S Salt Lake City, UT	4.0	2.0	1800	$600	$0.33	24d	1	1.15mi
4241 S Falcon St West Valley City, UT	3.0	1.0	1344	$1,550	$1.15	17d	1	1.37mi
4241 Falcon St Unit BS West Valley City, UT	3.0	1.0	1344	$1,550	$1.15	5d	1	1.37mi
4420 Dean Cir Unit B Salt Lake City, UT	3.0	1.5	1258	$1,950	$1.55	24d	1	1.39mi
3839 W Kinglassie Ln Taylorsville, UT	3.0	2.5	1864	$2,400	$1.29	22d	1	1.45mi
5677 S Esprit Dr Salt Lake City, UT	3.0	2.0	1680	$2,000	$1.19	15d	1	1.47mi

HOA detail

• Monthly dues: $1,000 · $12,000/yr

Listing history 39 events

1. 2026-06-18
   days on market $114,500 Active 95 DOM
2. 2026-06-17
   days on market $114,500 Active 94 DOM
3. 2026-06-16
   days on market $114,500 Active 93 DOM
4. 2026-06-15
   days on market $114,500 Active 92 DOM
5. 2026-06-13
   days on market $114,500 Active 90 DOM
6. 2026-06-09
   days on market $114,500 Active 86 DOM
7. 2026-06-08
   days on market $114,500 Active 85 DOM
8. 2026-06-07
   pricedays on market $114,500 Active 84 DOM
9. 2026-06-03
   days on market $120,000 Active 80 DOM
10. 2026-06-02
    days on market $120,000 Active 79 DOM
11. 2026-06-01
    days on market $120,000 Active 78 DOM
12. 2026-05-31
    days on market $120,000 Active 77 DOM
13. 2026-05-22
    price $120,000
14. 2026-04-16
    price $124,900
15. 2026-04-07
    price $130,000
16. 2026-03-26
    price $135,000
17. 2026-03-24
    price $149,900
18. 2026-03-16
    listed $155,000 Active
19. 2023-06-16
    historical
20. 2023-06-12
    listed $119,900 Active
21. 2020-10-07
    historical
22. 2020-09-27
    price $70,000
23. 2020-09-04
    listed $72,900 Active
24. 2020-07-31
    soldstatus Sold
25. 2020-07-09
    price $53,000
26. 2020-06-09
    price $58,000
27. 2020-06-03
    listed $65,000 Active
28. 2019-09-20
    soldstatus Sold
29. 2019-09-18
    historical Backup
30. 2019-09-18
    price $43,000
31. 2019-09-17
    status Active
32. 2019-09-04
    historical Backup
33. 2019-09-03
    price $40,000
34. 2019-08-23
    price $43,000
35. 2019-08-14
    listed $45,000 Active
36. 2018-04-02
    soldstatus Sold
37. 2018-03-30
    status Under Contract
38. 2018-03-24
    price $40,000
39. 2018-03-19
    listed $48,000 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,111
• − Mortgage interest: −$6,414
• − Property taxes: −$1,718
• − Insurance: −$572
• − Repairs & maintenance: −$2,489
• − Management: −$2,489
• − HOA: −$12,000
• − Depreciation: −$3,331
• Taxable income: $2,098
• Est. tax owed @ 24.0%: −$504
• After-tax cash flow: $2,579/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: 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 — Kearns

• Score: 74/100
• State rank: #64
• US rank: #4366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kearns, UT
• County: Salt Lake County · 1,195,750 people
• City population: 42,853
• Metro: Salt Lake City, UT
• Population (ZIP): 42,853
• Household income: $90,562
• Rent vs Own: 15.7% rent · 84.3% own
• Severe rent burden: 361.0

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 0.61)
• Race & ethnicity: White 49% Hispanic / Latino 39% Two or more races 14% Pacific Islander 4% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 30% Puerto Rican 1%
• Common ancestry: Slovak 3% Iranian 1% Italian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 64% English-only · Spanish 31% Other Asian/Pacific 2% Other Indo-European 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: ▼ -207.24%
• Current HPI: 349.5169
• Rent YoY: —
• 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

+150.0% since first listed

27 events — show timeline

• 2026-05-22 Price Changed $120,000 WFRMLS
• 2026-04-16 Price Changed $124,900 WFRMLS
• 2026-04-07 Price Changed $130,000 WFRMLS
• 2026-03-26 Price Changed $135,000 WFRMLS
• 2026-03-24 Price Changed $149,900 WFRMLS
• 2026-03-16 Listed $155,000 WFRMLS
• 2023-06-16 Listing Removed — WFRMLS
• 2023-06-12 Listed $119,900 WFRMLS
• 2020-10-07 Listing Removed — WFRMLS
• 2020-09-27 Price Changed $70,000 WFRMLS
• 2020-09-04 Listed $72,900 WFRMLS
• 2020-07-31 Sold (MLS) — WFRMLS
• 2020-07-09 Price Changed $53,000 WFRMLS
• 2020-06-09 Price Changed $58,000 WFRMLS
• 2020-06-03 Listed $65,000 WFRMLS
• 2019-09-20 Sold (MLS) — WFRMLS
• 2019-09-18 Contingent — WFRMLS
• 2019-09-18 Price Changed $43,000 WFRMLS
• 2019-09-17 Relisted — WFRMLS
• 2019-09-04 Contingent — WFRMLS
• 2019-09-03 Price Changed $40,000 WFRMLS
• 2019-08-23 Price Changed $43,000 WFRMLS
• 2019-08-14 Listed $45,000 WFRMLS
• 2018-04-02 Sold (MLS) — WFRMLS
• 2018-03-30 Pending — WFRMLS
• 2018-03-24 Price Changed $40,000 WFRMLS
• 2018-03-19 Listed $48,000 WFRMLS