275 N Main #31 · Centerfield, UT 84622

$100,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured · 59 Days on market

Built 2022 Good condition 435 sqft lot $450/mo HOA · 43% of rent ↓ 16% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Cash flow +3.1/30.0
• Rent growth +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

This Nearly new Mobile home built in 2022 is sure to please and comes with a ramp for handicap access as well as Central A. C. The low lot rent of $450/mo. makes this an affordable option and a great opportunity for you and your family. Call or text owner for appt.

Key facts

• Central a c
• Built 2022
• Listed 59 days

Tags

• RAMP FOR HANDICAP ACCESS
• CENTRAL A C

Property features AI

Finance

• HOA & community: Homeowners association with a $450 monthly fee

Exterior

• Home design: Mobile-style property; Built and currently standing
• Construction: Above-grade finished area approximately 1064
• Exterior features: Lot zoned for single-family; Lot size approximately 0.01 acres

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Total of 9 rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-320 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $54k (46.3% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $54k (46.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#142 in UT) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• South Sanpete District (town): math 40% / reading 42% proficiency, ranked #48 of 80 in UT (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gunnison Valley School (math 40% / reading 40%, grade F, #326 of 585 statewide, top 56%, 544 students, 54% FRL); Gunnison Valley Middle (math 31% / reading 36%, grade F, #98 of 138 statewide, top 72%, 252 students, 45% FRL); Gunnison Valley High (math 22% / reading 42%, grade F, #111 of 171 statewide, top 68%, 352 students, 38% FRL).
• Market conditions: 18 active listings in the ZIP; 266 units permitted in Sanpete County in 2024 (44 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Sanpete County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.

Recommended offer $53,689 (46.3% 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 59 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.04% ✓
• Cap rate: 2.45%
• Cash-on-cash: -13.72%
• DSCR: 0.39
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 2.23×
• Total profit: $34,371
• Equity at exit: $90,088

10-year hold

• IRR: 14.7%
• Equity multiple: 5.21×
• Total profit: $117,828
• Equity at exit: $194,278

Cash invested: $28,000 (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 84622

• Home prices YoY: 19.7%
• Active inventory: 18
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,039 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$450
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-320

Break-even live

Break-even rent $1,444

Max offer price $53,689

Occupancy floor —

Sensitivity live

Price	-10% $-251	-5% $-285	+0% $-320	+5% $-355	+10% $-389
Rent	-10% $-402	-5% $-361	+0% $-320	+5% $-279	+10% $-238
Rate	-1.0pp $-270	-0.5pp $-295	base $-320	+0.5pp $-346	+1.0pp $-372

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $450 · $5,400/yr

Listing history 20 events

1. 2026-06-21
   days on market $100,000 Active 59 DOM
2. 2026-06-21
   days on market $100,000 Active 58 DOM
3. 2026-06-18
   days on market $100,000 Active 56 DOM
4. 2026-06-17
   days on market $100,000 Active 55 DOM
5. 2026-06-16
   days on market $100,000 Active 54 DOM
6. 2026-06-15
   days on market $100,000 Active 53 DOM
7. 2026-06-15
   days on market $100,000 Active 52 DOM
8. 2026-06-13
   days on market $100,000 Active 51 DOM
9. 2026-06-12
   days on market $100,000 Active 50 DOM
10. 2026-06-09
    days on market $100,000 Active 47 DOM
11. 2026-06-08
    days on market $100,000 Active 46 DOM
12. 2026-06-08
    days on market $100,000 Active 45 DOM
13. 2026-06-05
    days on market $100,000 Active 43 DOM
14. 2026-06-03
    days on market $100,000 Active 41 DOM
15. 2026-06-02
    days on market $100,000 Active 40 DOM
16. 2026-06-01
    days on market $100,000 Active 39 DOM
17. 2026-05-31
    days on market $100,000 Active 38 DOM
18. 2026-04-23
    listed $100,000 Active 265-char remark
19. 2026-02-16
    historical
20. 2025-08-19
    listed $119,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,471
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$998
• − Management: −$998
• − HOA: −$5,400
• − Depreciation: −$2,909
• Taxable loss: −$5,435
• Est. tax savings @ 24.0%: +$1,304
• After-tax cash flow: $-2,536/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This nearly new mobile home is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, and exterior. The home is move-in ready with minor cosmetic updates that would increase its resale and rental value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value
• Both Landscaping the front yard — Improves curb appeal and rental value
• Both Upgrading the ceiling fans to energy-efficient models — Saves on energy costs and enhances comfort

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and value ↑
• Both Landscaping the front yard — Improves curb appeal and rental value ↑
• Both Upgrading the ceiling fans to energy-efficient models — Saves on energy costs and enhances comfort ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: South Sanpete District
• NCES district ID: 4900960
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $44,193
• Composite: 34.77/100
• National rank: #5125
• State rank: #48 of 80 in UT

Livability — Centerfield

• Score: 66/100
• State rank: #142
• US rank: #11611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centerfield, UT
• Population (ZIP): 1,312

Population outlook (Sanpete County) Hauer SSP2

• Today (2025): 32,031 people
• By 2030: 33,542 · +4.7%
• By 2040: 36,370 · +13.5%
• By 2050: 38,856 · +21.3%
• By 2075: 42,939 · +34.1%
• By 2100: 42,841 · +33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Asian 3% Two or more races 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 6% Slovak 5% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 3%

Political lean MEDSL · Sanpete

• 2024 margin: Solid R (+67.6) · D 14.7% · R 82.3% · Other 3.0%
• 2008→2024 swing: -10.2pp toward R · 2008: -57.4pp · 2024: -67.6pp
• All cycles: 2024: R+67.6 2020: R+68.6 2016: R+55.3 2012: R+78.1 2008: R+57.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 34.95%
• Current HPI: 212.75
• 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

-16.0% since first listed

3 events — show timeline

• 2026-04-23 Listed $100,000 WFRMLS
• 2026-02-16 Listing Removed — WFRMLS
• 2025-08-19 Listed $119,000 WFRMLS