1060 S Main St #74 · Brigham City, UT 84302

$65,000

3 bd · 1.0 ba · 900 sqft · Manufactured · 870 Days on market

Built 1959 $600/mo HOA · 42% 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 +20.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Newly remodeled mobile home. Three bedrooms and 1 bedroom and new windows. Call for your private showing. New owners will be required to have a background check done by the HOA. Sq ft are provided as a courtesy estimate only. Come check it out!

Key facts

• Built 1959
• Listed 870 days

Property features AI

Finance

• Other: Agent owned
• HOA & community: Homeowners association with an annual fee of $600

Exterior

• Utilities: Culinary water
• Home design: Mobile home; Built/standing condition (effective year 2023); Residential use
• Construction: Built in 2023
• Exterior features: Faces west; Lot dimensions listed (0.0 x 0.0 x 0.0)

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#115 in UT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F.
• Box Elder District (town): math 41% / reading 42% proficiency, ranked #38 of 80 in UT (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lake View School (math 28% / reading 26%, grade F, #454 of 585 statewide, top 79%, 609 students, 55% FRL); Young Intermediate (math 38% / reading 43%, grade F, #69 of 138 statewide, top 51%, 1,079 students, 33% FRL); Box Elder High (math 29% / reading 50%, grade F, #65 of 171 statewide, top 39%, 1,583 students, 23% FRL).
• Market conditions: 329 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 461 units permitted in Box Elder County in 2024 (62 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.
• Box Elder County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 870 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $7k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 870 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 2.21% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 3.8

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-4,612
• Equity at exit: $9,692

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $4,691
• 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 84302

• Active inventory: 329
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,438 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$600
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $87

Break-even live

Break-even rent $1,328

Max offer price $65,000

Occupancy floor 89%

Sensitivity live

Price	-10% $132	-5% $109	+0% $87	+5% $64	+10% $42
Rent	-10% $-27	-5% $30	+0% $87	+5% $144	+10% $200
Rate	-1.0pp $120	-0.5pp $103	base $87	+0.5pp $70	+1.0pp $53

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
747 S Main St Brigham City, UT	1.0–2.0	1.0–2.0	860	$1,600	$1.86	25d	4	0.49mi
295 E 800 S Unit B405 Brigham City, UT	2.0	1.0	947	$1,250	$1.32	25d	1	0.56mi
800 E 100 S Unit 4 Brigham City, UT	2.0	2.0	1076	$1,450	$1.35	25d	1	1.44mi

HOA detail

• Monthly dues: $600 · $7,200/yr

Listing history 27 events

1. 2026-06-22
   days on market $65,000 Active 870 DOM
2. 2026-06-18
   days on market $65,000 Active 867 DOM
3. 2026-06-17
   days on market $65,000 Active 866 DOM
4. 2026-06-16
   days on market $65,000 Active 865 DOM
5. 2026-06-15
   days on market $65,000 Active 864 DOM
6. 2026-06-14
   days on market $65,000 Active 862 DOM
7. 2026-06-10
   days on market $65,000 Active 859 DOM
8. 2026-06-09
   days on market $65,000 Active 858 DOM
9. 2026-06-08
   days on market $65,000 Active 857 DOM
10. 2026-06-07
    days on market $65,000 Active 856 DOM
11. 2026-06-03
    days on market $65,000 Active 852 DOM
12. 2026-06-02
    days on market $65,000 Active 851 DOM
13. 2026-06-01
    days on market $65,000 Active 850 DOM
14. 2026-05-31
    days on market $65,000 Active 849 DOM
15. 2026-05-31
    days on market $65,000 Active 848 DOM
16. 2025-01-04
    status Active
17. 2024-12-23
    historical
18. 2024-06-09
    price $65,000
19. 2024-04-01
    price $70,000
20. 2024-01-22
    listed $72,000 Active
21. 2023-10-06
    historical
22. 2023-09-11
    price $64,000
23. 2023-08-26
    price $68,000
24. 2023-08-04
    price $70,000
25. 2023-08-04
    status Active
26. 2023-04-19
    status Under Contract
27. 2023-04-05
    listed $65,000 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 6/10 Major FEMA zone X · 97% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,256
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − HOA: −$7,200
• − Depreciation: −$1,891
• Taxable income: $463
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $931/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: Box Elder District
• NCES district ID: 4900090
• Math proficiency: 41% ▼ -4.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $55,796
• Composite: 36.3/100
• National rank: #4698
• State rank: #38 of 80 in UT

Livability — Brigham City

• Score: 68/100
• State rank: #115
• US rank: #9530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brigham City, UT
• Population (ZIP): 26,711

Population outlook (Box Elder County) Hauer SSP2

• Today (2025): 55,528 people
• By 2030: 56,848 · +2.4%
• By 2040: 58,697 · +5.7%
• By 2050: 59,164 · +6.5%
• By 2075: 55,699 · +0.3%
• By 2100: 45,932 · -17.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Italian 5% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Box Elder

• 2024 margin: Solid R (+60.8) · D 18.2% · R 79.0% · Other 2.7%
• 2008→2024 swing: +1.7pp toward D · 2008: -62.5pp · 2024: -60.8pp
• All cycles: 2024: R+60.8 2020: R+63.2 2016: R+51.4 2012: R+78.2 2008: R+62.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -256.79%
• Current HPI: 259.4008
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

12 events — show timeline

• 2025-01-04 Relisted — WFRMLS
• 2024-12-23 Listing Removed — WFRMLS
• 2024-06-09 Price Changed $65,000 WFRMLS
• 2024-04-01 Price Changed $70,000 WFRMLS
• 2024-01-22 Listed $72,000 WFRMLS
• 2023-10-06 Listing Removed — WFRMLS
• 2023-09-11 Price Changed $64,000 WFRMLS
• 2023-08-26 Price Changed $68,000 WFRMLS
• 2023-08-04 Price Changed $70,000 WFRMLS
• 2023-08-04 Relisted — WFRMLS
• 2023-04-19 Pending — WFRMLS
• 2023-04-05 Listed $65,000 WFRMLS