202 E 300 N · Manti, UT 84642

$297,500

5 bd · 1.5 ba · 2,037 sqft · SingleFamily public records · 117 Days on market

Built 1900 0.33 ac lot $146/sqft · at area comps Est $365k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.5/30.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and spacious 5-bedroom, 1.5-bath home in a fantastic in-town location close to shopping, schools, and everyday amenities. This property offers a versatile layout featuring two living areas-ideal for a formal sitting room, parlor, or additional family space. Cozy up by the fireplace while enjoying the comfort and functionality this home provides. A bonus office/shed adds flexibility for remote work or hobbies in its own space. Outside, you'll find a covered carport for convenient parking, shed, plus a separate bunk house/office or storage room with power-perfect for guests, storage, or a workshop. The large lot provides plenty of room for gardening, entertaining, or outdoor enjoyment. Situated on a desirable corner lot with beautiful views of the mountains and the iconic Manti Temple, this property combines location, space, and opportunity. Square footage figures are provided as a courtesy estimate only and were obtained from Sanpete County Recorders. Buyer is advised to obtain an independent measurement.

Key facts

• Bonus office shed
• In town location
• Covered carport

Tags

• IN TOWN LOCATION
• TWO LIVING AREAS
• BONUS OFFICE SHED
• COVERED CARPORT
• SEPARATE BUNK HOUSE
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $-366 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (40.4% below list).
• Recommended offer: $177k (40.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#101 in UT) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment D-.
• 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.
• Market conditions: 52 active listings in the ZIP; 266 units permitted in Sanpete County in 2024 (44 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 $9k of value loss. Plan a longer hold.
• Sanpete County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $28k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,269 (40.4% 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 117 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.60% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.27%
• DSCR: 0.77
• GRM: 14.0

CMA / ARV

• ARV (median comp): $365,205
• List price: $297,500
• Delta: -18.54%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.4%
• Equity multiple: 0.14×
• Total profit: $-71,678
• Equity at exit: $44,358

10-year hold

• IRR: -21.8%
• Equity multiple: -0.12×
• Total profit: $-93,056
• Equity at exit: $25,722

Cash invested: $83,300 (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 84642

• Home prices YoY: -8.7%
• Active inventory: 52
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,773 medium
• Mortgage (P&I): −$1,560
• Tax from tax record: −$82 /mo · $990/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-366

Break-even live

Break-even rent $2,236

Max offer price $232,822

Occupancy floor —

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: $74,375
• Closing costs: $8,925
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $297,500 Active 117 DOM
2. 2026-06-17
   days on market $297,500 Active 116 DOM
3. 2026-06-16
   days on market $297,500 Active 115 DOM
4. 2026-06-15
   days on market $297,500 Active 114 DOM
5. 2026-06-15
   days on market $297,500 Active 113 DOM
6. 2026-06-13
   days on market $297,500 Active 112 DOM
7. 2026-06-12
   days on market $297,500 Active 111 DOM
8. 2026-06-09
   days on market $297,500 Active 108 DOM
9. 2026-06-08
   days on market $297,500 Active 107 DOM
10. 2026-06-08
    days on market $297,500 Active 106 DOM
11. 2026-06-05
    days on market $297,500 Active 104 DOM
12. 2026-06-03
    days on market $297,500 Active 102 DOM
13. 2026-06-02
    days on market $297,500 Active 101 DOM
14. 2026-06-01
    days on market $297,500 Active 100 DOM
15. 2026-05-31
    days on market $297,500 Active 99 DOM
16. 2026-04-26
    price $297,500 1028-char remark

    Show marketing remark (1028 chars)

    Charming and spacious 5-bedroom, 1.5-bath home in a fantastic in-town location close to shopping, schools, and everyday amenities. This property offers a versatile layout featuring two living areas-ideal for a formal sitting room, parlor, or additional family space. Cozy up by the fireplace while enjoying the comfort and functionality this home provides. A bonus office/shed adds flexibility for remote work or hobbies in its own space. Outside, you'll find a covered carport for convenient parking, shed, plus a separate bunk house/office or storage room with power-perfect for guests, storage, or a workshop. The large lot provides plenty of room for gardening, entertaining, or outdoor enjoyment. Situated on a desirable corner lot with beautiful views of the mountains and the iconic Manti Temple, this property combines location, space, and opportunity. Square footage figures are provided as a courtesy estimate only and were obtained from Sanpete County Recorders. Buyer is advised to obtain an independent measurement.

17. 2026-04-26
    price $297,500 1028-char remark

    Show marketing remark (1028 chars)

    Charming and spacious 5-bedroom, 1.5-bath home in a fantastic in-town location close to shopping, schools, and everyday amenities. This property offers a versatile layout featuring two living areas-ideal for a formal sitting room, parlor, or additional family space. Cozy up by the fireplace while enjoying the comfort and functionality this home provides. A bonus office/shed adds flexibility for remote work or hobbies in its own space. Outside, you'll find a covered carport for convenient parking, shed, plus a separate bunk house/office or storage room with power-perfect for guests, storage, or a workshop. The large lot provides plenty of room for gardening, entertaining, or outdoor enjoyment. Situated on a desirable corner lot with beautiful views of the mountains and the iconic Manti Temple, this property combines location, space, and opportunity. Square footage figures are provided as a courtesy estimate only and were obtained from Sanpete County Recorders. Buyer is advised to obtain an independent measurement.

18. 2026-04-16
    price $309,000 1028-char remark

    Show marketing remark (1028 chars)

    Charming and spacious 5-bedroom, 1.5-bath home in a fantastic in-town location close to shopping, schools, and everyday amenities. This property offers a versatile layout featuring two living areas-ideal for a formal sitting room, parlor, or additional family space. Cozy up by the fireplace while enjoying the comfort and functionality this home provides. A bonus office/shed adds flexibility for remote work or hobbies in its own space. Outside, you'll find a covered carport for convenient parking, shed, plus a separate bunk house/office or storage room with power-perfect for guests, storage, or a workshop. The large lot provides plenty of room for gardening, entertaining, or outdoor enjoyment. Situated on a desirable corner lot with beautiful views of the mountains and the iconic Manti Temple, this property combines location, space, and opportunity. Square footage figures are provided as a courtesy estimate only and were obtained from Sanpete County Recorders. Buyer is advised to obtain an independent measurement.

19. 2026-03-30
    price $309,000 1028-char remark

    Show marketing remark (1028 chars)

    Charming and spacious 5-bedroom, 1.5-bath home in a fantastic in-town location close to shopping, schools, and everyday amenities. This property offers a versatile layout featuring two living areas-ideal for a formal sitting room, parlor, or additional family space. Cozy up by the fireplace while enjoying the comfort and functionality this home provides. A bonus office/shed adds flexibility for remote work or hobbies in its own space. Outside, you'll find a covered carport for convenient parking, shed, plus a separate bunk house/office or storage room with power-perfect for guests, storage, or a workshop. The large lot provides plenty of room for gardening, entertaining, or outdoor enjoyment. Situated on a desirable corner lot with beautiful views of the mountains and the iconic Manti Temple, this property combines location, space, and opportunity. Square footage figures are provided as a courtesy estimate only and were obtained from Sanpete County Recorders. Buyer is advised to obtain an independent measurement.

20. 2026-02-21
    listed $325,000 Active 1028-char remark

    Show marketing remark (1028 chars)

    Charming and spacious 5-bedroom, 1.5-bath home in a fantastic in-town location close to shopping, schools, and everyday amenities. This property offers a versatile layout featuring two living areas-ideal for a formal sitting room, parlor, or additional family space. Cozy up by the fireplace while enjoying the comfort and functionality this home provides. A bonus office/shed adds flexibility for remote work or hobbies in its own space. Outside, you'll find a covered carport for convenient parking, shed, plus a separate bunk house/office or storage room with power-perfect for guests, storage, or a workshop. The large lot provides plenty of room for gardening, entertaining, or outdoor enjoyment. Situated on a desirable corner lot with beautiful views of the mountains and the iconic Manti Temple, this property combines location, space, and opportunity. Square footage figures are provided as a courtesy estimate only and were obtained from Sanpete County Recorders. Buyer is advised to obtain an independent measurement.

21. 2026-02-21
    listed $325,000 Active 1028-char remark

    Show marketing remark (1028 chars)

    Charming and spacious 5-bedroom, 1.5-bath home in a fantastic in-town location close to shopping, schools, and everyday amenities. This property offers a versatile layout featuring two living areas-ideal for a formal sitting room, parlor, or additional family space. Cozy up by the fireplace while enjoying the comfort and functionality this home provides. A bonus office/shed adds flexibility for remote work or hobbies in its own space. Outside, you'll find a covered carport for convenient parking, shed, plus a separate bunk house/office or storage room with power-perfect for guests, storage, or a workshop. The large lot provides plenty of room for gardening, entertaining, or outdoor enjoyment. Situated on a desirable corner lot with beautiful views of the mountains and the iconic Manti Temple, this property combines location, space, and opportunity. Square footage figures are provided as a courtesy estimate only and were obtained from Sanpete County Recorders. Buyer is advised to obtain an independent measurement.

22. 2010-09-10
    historical
23. 2009-09-18
    listed $106,750
24. 2002-03-12
    historical
25. 2002-01-21
    listed $95,900

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

Tax reassessment forecast UT · Resets to sale price

• Current annual tax: $990 · $82/mo
• Projected year-2 tax: $1,964 · $164/mo
• Expected delta: +$974/yr (+$81/mo · 98.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,272
• − Mortgage interest: −$16,665
• − Property taxes: −$990
• − Insurance: −$1,488
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$8,655
• Taxable loss: −$9,928
• Est. tax savings @ 24.0%: +$2,383
• After-tax cash flow: $-2,011/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: 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 — Manti

• Score: 69/100
• State rank: #101
• US rank: #8595

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manti, UT
• Population (ZIP): 3,424

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 4% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 6% Scottish 5% Slovak 5%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

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: ▼ -27.60%
• Current HPI: 291.41
• 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

+210.2% since first listed

10 events — show timeline

• 2026-04-26 Price Changed $297,500 WCBOR
• 2026-04-26 Price Changed $297,500 WFRMLS
• 2026-04-16 Price Changed $309,000 WCBOR
• 2026-03-30 Price Changed $309,000 WFRMLS
• 2026-02-21 Listed $325,000 WFRMLS
• 2026-02-21 Listed $325,000 WCBOR
• 2010-09-10 Listing Removed — WFRMLS
• 2009-09-18 Listed $106,750 WFRMLS
• 2002-03-12 Listing Removed — WFRMLS
• 2002-01-21 Listed $95,900 WFRMLS

Property tax history

+4.4%/yr

Latest (2025): $990 · +4.2% YoY. Source: county tax records.