6935 S Columbia Dr W · West Jordan, UT 84084

$230,000

2 bd · 1.0 ba · 1,276 sqft · Manufactured public records · 116 Days on market

Built 1975 7,405 sqft lot ↓ 12% since listing

---

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 +12.4/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Schools +3.8/10.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Manufactured home for sale on its own land with no HOA! New Furnace! This property features an updated modern kitchen with new cupboards, granite countertops, newer hardwood flooring, and an updated bathroom. Recent improvements include a new water heater installed last April. Offering 3 bedrooms and 2 bathrooms, this home is a great opportunity for affordable ownership with no HOA restrictions. No financing through traditional lenders available * * FINANCING AVAILABLE THROUGH 21ST MORTGAGE * *

Key facts

• New water heater
• Modern kitchen
• Granite countertops

Tags

• MODERN KITCHEN
• GRANITE COUNTERTOPS
• NEW WATER HEATER
• UPDATED BATHROOM
• NEWER HARDWOOD FLOORING
• NO HOA

Property features AI

Finance

• HOA & community: Located in Normandy Mobile Home Estates

Exterior

• Utilities: Natural gas connected; Electricity connected; Water (culinary) connected; Public sewer connected
• Home design: Manufactured home; Single-family use; Built/standing condition; Approximately 1,276 above-grade finished area
• Construction: Aluminum exterior; Metal roof; Year built (effective) 2002
• Exterior features: Full landscaping

Interior

• Kitchen: Updated kitchen; Granite countertops; Range hood
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 partial bathroom
• Heating & cooling: Forced air heating (gas central); Evaporative cooling
• Interior features: Updated kitchen with granite countertops; Range hood
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $-36 ($-433/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (14.5% below list).
• Recommended offer: $197k (14.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#34 in UT, #1,632 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living D+.
• Jordan District (suburban): math 38% / reading 43% proficiency, ranked #36 of 80 in UT (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heartland School (math 20% / reading 25%, grade F, #505 of 585 statewide, top 87%, 438 students, 58% FRL); West Jordan Middle (math 21% / reading 29%, grade F, #121 of 138 statewide, top 88%, 1,104 students, 38% FRL); West Jordan High (math 13% / reading 35%, grade F, #149 of 171 statewide, top 87%, 1,826 students, 31% FRL) — zoned schools average 42% FRL vs 20% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 40% district-wide (-17 pts) — the specific schools serving this property underperform the Jordan District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.7%/yr); 103 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 116 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $196,632 (14.5% 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 116 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.85% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.72% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.47×
• Total profit: $-34,011
• Equity at exit: $34,294

10-year hold

• IRR: -1.7%
• Equity multiple: 0.87×
• Total profit: $-8,471
• Equity at exit: $19,886

Cash invested: $64,400 (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 84084

• Rents YoY: 5.7%
• Active inventory: 103
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,966 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-36

Break-even live

Break-even rent $2,012

Max offer price $224,778

Occupancy floor 97%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6660 S 1300 W Salt Lake City, UT	2.0	1.0	900	$1,299	$1.44	20d	1	0.38mi
7168 S Beamon St West Jordan, UT	3.0	2.5	1348	$2,095	$1.55	3d	1	0.38mi
1142 W Lucky Cv West Jordan, UT	3.0	1.0	1100	$1,700	$1.55	24d	1	0.54mi
6972 River Reserve Ct Midvale, UT	1.0–3.0	1.0–2.0	1013	$1,849	$1.82	2d	12	0.65mi
1014 Village River Ln Midvale, UT	3.0	2.5	1630	$2,700	$1.66	2d	1	0.75mi
1014 Village River Ln Midvale, UT	3.0	2.5	1630	$2,700	$1.66	4d	1	0.75mi
999 W Village River Ln Unit B10 Midvale, UT	3.0	2.0	1075	$1,800	$1.67	24d	1	0.75mi
999 W Village River Ln Unit B8 Midvale, UT	3.0	2.0	1215	$1,995	$1.64	3d	1	0.75mi
6941 S Village River Ln Midvale, UT	3.0	2.0	1237	$1,888	$1.53	16d	2	0.82mi
954 W Village Bend Ln Midvale, UT	3.0	2.5	1500	$2,450	$1.63	17d	1	0.83mi
7646 S Waverly Hills Ln West Jordan, UT	2.0	2.0	1500	$2,495	$1.66	3d	1	0.88mi
7646 S Waverly Hills Ln West Jordan, UT	2.0	2.0	1500	$2,495	$1.66	24d	1	0.88mi
7680 S Sunrise Pl W West Jordan, UT	3.0	2.0	1211	$2,100	$1.73	24d	1	0.97mi
7711 S Gardner Stop Way West Jordan, UT	1.0–3.0	1.0–2.0	1141	$2,006	$1.76	14d	6	1.00mi
1813 W 7600 S Unit 1 West Jordan, UT	3.0	2.0	1300	$1,595	$1.23	17d	1	1.02mi
7497 Siena Vista Ln Midvale, UT	1.0–3.0	1.0–2.0	1037	$1,562	$1.51	2d	11	1.09mi
7701 Navarro View Ct Midvale, UT	3.0	3.0	1675	$3,000	$1.79	12d	1	1.12mi
7923 S 700 W Midvale, UT	2.0	1.0	900	$1,195	$1.33	24d	1	1.18mi
7533 S Vinci Pl Midvale, UT	3.0	4.0	1698	$2,295	$1.35	14d	1	1.18mi
7487 S Main St Midvale, UT	1.0–2.0	1.0–2.0	813	$1,800	$2.21	24d	2	1.29mi
834 Lennox St Midvale, UT	3.0	2.5	1305	$2,190	$1.68	21d	1	1.46mi
759 W Center St Midvale, UT	2.0–3.0	1.0	861	$1,099	$1.28	24d	2	1.47mi
7222 S 2700 W Unit A West Jordan, UT	3.0	2.0	1318	$2,200	$1.67	3d	1	1.49mi

Listing history 6 events

1. 2026-05-18
   price $230,000
2. 2026-04-17
   price $240,000
3. 2026-03-06
   price $250,000
4. 2026-02-17
   status Active
5. 2026-02-05
   status Under Contract
6. 2026-01-21
   listed $260,000 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 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,596
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$6,691
• Taxable loss: −$4,354
• Est. tax savings @ 24.0%: +$1,045
• After-tax cash flow: $612/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: Jordan District
• NCES district ID: 4900420
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $78,154
• Composite: 37.59/100
• National rank: #4384
• State rank: #36 of 80 in UT

Livability — West Jordan

• Score: 80/100
• State rank: #34
• US rank: #1632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Jordan, UT
• County: Salt Lake County · 1,195,750 people
• City population: 123,084
• Metro: Salt Lake City, UT
• Population (ZIP): 31,542
• Household income: $96,056
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 502.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 23% Two or more races 13% Asian 4% Pacific Islander 2%
• Hispanic origin (detail): Mexican 13% Salvadoran 1%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 12% · Canada, Jamaica, Dominican Republic
• Languages at home: 81% English-only · Spanish 14% Tagalog/Filipino 1% 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: ▼ -429.02%
• Current HPI: 318.8455
• Rent YoY: ▲ 5.72%
• 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

-11.5% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $230,000 WFRMLS
• 2026-04-17 Price Changed $240,000 WFRMLS
• 2026-03-06 Price Changed $250,000 WFRMLS
• 2026-02-17 Relisted — WFRMLS
• 2026-02-05 Pending — WFRMLS
• 2026-01-21 Listed $260,000 WFRMLS

Property tax history

-14.7%/yr

Latest (2025): $74 · -87.1% YoY. Source: county tax records.