5075 W 4700 St S #117 · West Valley City, UT 84118

$105,000

4 bd · 2.0 ba · 2,000 sqft · Manufactured · 102 Days on market

Built 2000 435 sqft lot $1100/mo HOA · 44% 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 +21.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• 2 parking spots
• Built 2000
• Listed 101 days

Property features AI

Finance

• Other: Above-grade finished area approximately 2000
• HOA & community: Homeowners association with monthly fee; Association fee $1,100 monthly; Association allows pets with rules; Picnic area in community; Subdivision: SHADOW RIDGE

Exterior

• Parking: Uncovered parking; Carport (2 spaces); 2 covered parking spaces total; 2 total parking spaces
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water
• Home design: Mobile (manufactured) home; Single-level living; Built/standing (effective year 2020); Residential zoning
• Construction: Aluminum exterior; Asbestos shingle roof; Built/standing condition; Effective year built 2020
• Exterior features: Open porch; Automatic partial sprinkler system; Landscaping: full; Flat terrain

Interior

• Kitchen: Gas range
• Bedrooms: 4 bedrooms (main level)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Gas central heating; Hot water heating
• Interior features: Primary bathroom; Walk-in closet; Gas range; Blinds on windows
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $105k).
• Recommended offer: $96k (9.0% 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: West Kearns School (math 21% / reading 24%, grade F, #505 of 585 statewide, top 87%, 578 students, 76% 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 (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 118 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).
• This rent runs 33% 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 $726 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 102 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $17k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.

Recommended offer $95,550 (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. 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. 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: 2.40% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 3.5

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-5,937
• Equity at exit: $15,656

10-year hold

• IRR: 5.0%
• Equity multiple: 1.38×
• Total profit: $11,076
• Equity at exit: $9,078

Cash invested: $29,400 (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 84118

• Active inventory: 118
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,517 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$1,100
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $163

Break-even live

Break-even rent $2,311

Max offer price $105,000

Occupancy floor 89%

Sensitivity live

Price	-10% $235	-5% $199	+0% $163	+5% $126	+10% $90
Rent	-10% $-36	-5% $63	+0% $163	+5% $262	+10% $362
Rate	-1.0pp $216	-0.5pp $189	base $163	+0.5pp $136	+1.0pp $108

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3600 S Orion Cir West Valley City, UT	1.0–3.0	1.0–1.5	1075	$2,009	$1.87	24d	1	1.31mi

HOA detail

• Monthly dues: $1,100 · $13,200/yr

Listing history 18 events

1. 2026-06-17
   days on market $105,000 Active 102 DOM
2. 2026-06-16
   days on market $105,000 Active 101 DOM
3. 2026-06-15
   days on market $105,000 Active 100 DOM
4. 2026-06-13
   days on market $105,000 Active 98 DOM
5. 2026-06-09
   days on market $105,000 Active 94 DOM
6. 2026-06-08
   days on market $105,000 Active 93 DOM
7. 2026-06-07
   days on market $105,000 Active 92 DOM
8. 2026-06-03
   days on market $105,000 Active 88 DOM
9. 2026-06-02
   days on market $105,000 Active 87 DOM
10. 2026-06-01
    days on market $105,000 Active 86 DOM
11. 2026-05-31
    days on market $105,000 Active 85 DOM
12. 2026-04-28
    price $105,000
13. 2026-03-07
    listed $122,000 Active
14. 2021-01-28
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

15. 2021-01-21
    status Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

16. 2021-01-11
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

17. 2020-12-29
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2020-10-26
    listed $85,000 Active 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $30,203
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$2,416
• − Management: −$2,416
• − HOA: −$13,200
• − Depreciation: −$3,055
• Taxable income: $1,134
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $1,680/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 — 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): 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

+23.5% since first listed

7 events — show timeline

• 2026-04-28 Price Changed $105,000 WFRMLS
• 2026-03-07 Listed $122,000 WFRMLS
• 2021-01-28 Pending — WFRMLS
• 2021-01-21 Relisted — WFRMLS
• 2021-01-11 Pending — WFRMLS
• 2020-12-29 Pending — WFRMLS
• 2020-10-26 Listed $85,000 WFRMLS