3017 S Heritage Dr · West Valley City, UT 84119

$25,000

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 83 Days on market

Built 1986 871 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 bed, 2 bath home in a quiet 55+ West Valley community! Functional layout with great potential. Move-in ready with opportunity to update and add value. Covered parking, outdoor space, and convenient location near shopping and dining. Lot rent is $850 a month.

Key facts

• Covered parking
• Outdoor space
• Convenient location

Tags

• COVERED PARKING
• OUTDOOR SPACE
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Zoned Single-Family (RES)
• Financial info: $120 annual tax amount
• HOA & community: Senior community; Clubhouse; Subdivision: AMERICAN HERITAGE RETIREMENT COMMUNITY

Exterior

• Parking: Covered parking; Has carport (1 space); Total 1 parking space
• Security: Fire alarm
• Utilities: Natural gas connected; Electricity connected; Public sewer; Culinary water connected
• Home design: Modular home; Single-level living; Property used as residential; View present
• Construction: Aluminum construction materials; Aluminum and tar/gravel roof; Built and standing
• Exterior features: Covered patio; Awnings; Storage shed(s); Mountain view; Paved road and sidewalks; Full landscaping with mature trees

Interior

• Kitchen: Gas oven and range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas central heating; Hot water heating; Central air; Evaporative cooling; Window unit(s)
• Interior features: Fire alarm; Primary bathroom; Separate tub and shower; Oven (gas); Gas range; Blinds and drapes
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $24k (6.0% 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: Stansbury School (math 12% / reading 17%, grade F, #559 of 585 statewide, top 96%, 623 students, 82% 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 72% FRL vs 45% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 29% district-wide (-13 pts) — the specific schools serving this property underperform the Granite District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 232 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $173 of loan paydown is wiped out by about $750 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Recommended offer $23,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 6.04% ✓
• Cap rate: 55.27%
• Cash-on-cash: 174.94%
• DSCR: 8.78
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.23×
• Total profit: $57,606
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 18.25×
• Total profit: $120,772
• Equity at exit: $2,162

Cash invested: $7,000 (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 84119

• Rents YoY: 0.7%
• Active inventory: 232
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $1,020

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 27%

Sensitivity live

Price	-10% $1,038	-5% $1,029	+0% $1,020	+5% $1,012	+10% $1,003
Rent	-10% $901	-5% $961	+0% $1,020	+5% $1,080	+10% $1,140
Rate	-1.0pp $1,033	-0.5pp $1,027	base $1,020	+0.5pp $1,014	+1.0pp $1,007

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1941 W Hyannis Ave Unit 1 West Valley City, UT	2.0	1.5	1001	$1,600	$1.60	25d	1	0.25mi
2184 W 3100 S West Valley City, UT	1.0–2.0	1.0	650	$1,477	$2.27	3d	13	0.29mi
2184 W 3100 S West Valley City, UT	1.0–2.0	1.0	650	$1,477	$2.27	25d	6	0.29mi
3058 Decker Lake Dr West Valley City, UT	2.0	1.0–2.0	683	$1,800	$2.64	25d	1	0.39mi
1902 W 3395 S West Valley City, UT	2.0	1.0	930	$1,325	$1.42	5d	1	0.43mi
2553 S Lake Park Cir Apt 2 West Valley City, UT	2.0	1.0	950	$1,200	$1.26	25d	1	0.73mi
2530 S Parkcrest Dr Unit 3 Salt Lake City, UT	2.0	1.0	850	$1,599	$1.88	25d	1	0.76mi
1821 Parkway Blvd Unit 1 Salt Lake City, UT	2.0	1.0	842	$1,399	$1.66	17d	1	0.81mi
1801 Parkway Blvd Unit 1821-1 West Valley City, UT	2.0	1.0	842	$1,399	$1.66	15d	1	0.81mi
2350 S Parkcrest Dr Unit 3 West Valley City, UT	2.0	1.0	900	$1,599	$1.78	25d	1	0.82mi
3600 S Orion Cir West Valley City, UT	1.0–3.0	1.0–1.5	1075	$1,634	$1.52	25d	1	0.87mi
1251 W Village Main Dr West Valley City, UT	1.0–3.0	1.0–2.0	957	$1,400	$1.46	3d	5	0.93mi
2240 W 3800 S West Valley City, UT	1.0–2.0	1.0	775	$1,385	$1.79	3d	14	1.09mi
1499 2320 S West Valley City, UT	2.0	1.5	1052	$1,512	$1.44	5d	4	1.12mi
2930 Baty Drive 2745 S Unit 2930 West Valley City, UT	2.0	1.5	1100	$1,695	$1.54	25d	1	1.13mi
1538 W Kingsbury Ln West Valley City, UT	3.0	3.0	1237	$2,050	$1.66	4d	1	1.14mi
3860 S Redwood Rd Salt Lake City, UT	2.0	1.0–2.0	851	$1,719	$2.02	4d	26	1.19mi
3810 S Redwood Rd West Valley City, UT	1.0–3.0	1.0–2.0	1110	$1,624	$1.46	3d	46	1.21mi
2600 W 3800 S West Valley City, UT	2.0	1.0–2.0	912	$2,205	$2.42	4d	100	1.25mi
2640 W 3800 S West Valley City, UT	2.0	1.0	965	$1,125	$1.17	5d	1	1.31mi
2640 W 3800 S Apt 3 Salt Lake City, UT	2.0	1.0	965	$1,125	$1.17	5d	1	1.31mi
1580 W 3940 S Salt Lake City, UT	1.0–2.0	1.0	921	$1,495	$1.62	3d	7	1.34mi
2835 S 3200 W Unit 2835 West Valley City, UT	3.0	2.0	1130	$1,600	$1.42	5d	1	1.35mi
3043 W 3500 S West Valley City, UT	2.0	1.0	950	$1,149	$1.21	25d	1	1.35mi
4040 W Boulder Pointe Salt Lake City, UT	2.0	1.0	890	$1,576	$1.77	3d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   price $25,000 Active 83 DOM
2. 2026-06-18
   days on market $15,000 Active 83 DOM
3. 2026-06-17
   days on market $15,000 Active 82 DOM
4. 2026-06-16
   pricedays on market $15,000 Active 81 DOM
5. 2026-06-15
   days on market $26,500 Active 80 DOM
6. 2026-06-13
   remarks 260-char remark
7. 2026-06-13
   days on market $26,500 Active 78 DOM
8. 2026-06-09
   days on market $26,500 Active 74 DOM
9. 2026-06-08
   days on market $26,500 Active 73 DOM
10. 2026-06-07
    days on market $26,500 Active 72 DOM
11. 2026-06-03
    days on market $26,500 Active 68 DOM
12. 2026-06-02
    days on market $26,500 Active 67 DOM
13. 2026-06-01
    days on market $26,500 Active 66 DOM
14. 2026-05-31
    days on market $26,500 Active 65 DOM
15. 2026-03-27
    listed $26,500 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 · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,125
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$727
• Taxable income: $12,597
• Est. tax owed @ 24.0%: −$3,023
• After-tax cash flow: $9,222/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): 50,070
• Household income: $71,378
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1635.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 45% White 36% Two or more races 12% Black 5% Pacific Islander 4% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 3% Portuguese 2% Italian 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 54% English-only · Spanish 34% Other Asian/Pacific 3% Vietnamese 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: ▼ -332.72%
• Current HPI: 327.1858
• Rent YoY: ▲ 0.74%
• 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

1 event — show timeline

• 2026-03-27 Listed $26,500 WFRMLS