976 E 1230 S · Provo, UT 84606

$125,000

4 bd · 2.0 ba · 1,400 sqft · Manufactured · 90 Days on market

Built 1985 Good condition 435 sqft lot ↓ 24% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very easy to show. Cheaper than rent.

Key facts

• 2 parking spots
• Built 1985
• Listed 90 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 85/100 on livability (#15 in UT, #602 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A.
• Provo District (urban): math 38% / reading 46% proficiency, ranked #44 of 80 in UT (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.2%/yr); 130 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 6,326 units permitted in Utah County in 2024 (1,053 in 5+ unit buildings).
• This rent runs 42% of the median local income ($53k/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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Utah County population projected at +49% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($118k) 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.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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. 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.
5. 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.
6. 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: 1.49% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.93%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.49×
• Total profit: $17,171
• Equity at exit: $18,638

10-year hold

• IRR: 20.7%
• Equity multiple: 2.69×
• Total profit: $59,124
• Equity at exit: $10,808

Cash invested: $35,000 (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 84606

• Rents YoY: 2.2%
• Active inventory: 130
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,866 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $611

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 62%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1156 S 1420 E Provo, UT	4.0	3.5	1616	$2,499	$1.55	23d	1	0.36mi
757 E 950 S Provo, UT	3.0	1.5	1300	$1,600	$1.23	23d	1	0.40mi
755 E 950 South St Provo, UT	3.0	1.5	1300	$1,600	$1.23	19d	1	0.40mi
1391 S 1420 E Provo, UT	3.0	1.5	1385	$1,950	$1.41	23d	1	0.42mi
688 E 500 S Provo, UT	3.0	3.0	1630	$2,200	$1.35	23d	1	0.74mi
389 S State St Provo, UT	2.0–3.0	1.5–2.0	1134	$1,550	$1.37	11d	1	0.84mi
338 S 900 E Provo, UT	3.0	2.0	1660	$2,400	$1.45	23d	1	0.85mi
472 S 300 E Provo, UT	4.0	2.0	1654	$1,850	$1.12	19d	1	0.99mi
111 S 1000 E Provo, UT	3.0	1.0	1059	$1,549	$1.46	14d	1	1.06mi
809 E 50 S Provo, UT	3.0	1.0	926	$1,450	$1.57	23d	1	1.11mi
237 W 1020 S #3 Provo, UT	3.0	2.0	1000	$2,000	$2.00	14d	1	1.16mi
237 W 1020 S #3 Provo, UT	3.0	2.0	1000	$2,000	$2.00	23d	1	1.16mi
1662 S 400 W Provo, UT	3.0	2.0	1205	$1,775	$1.47	2d	1	1.37mi
364 N Seven Peaks Blvd #226 Provo, UT	3.0	2.0	1224	$620	$0.51	21d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $125,000 Active 90 DOM
2. 2026-06-17
   days on market $125,000 Active 89 DOM
3. 2026-06-16
   days on market $125,000 Active 88 DOM
4. 2026-06-15
   days on market $125,000 Active 87 DOM
5. 2026-06-14
   days on market $125,000 Active 85 DOM
6. 2026-06-10
   days on market $125,000 Active 82 DOM
7. 2026-06-09
   days on market $125,000 Active 81 DOM
8. 2026-06-08
   days on market $125,000 Active 80 DOM
9. 2026-06-07
   days on market $125,000 Active 79 DOM
10. 2026-06-03
    days on market $125,000 Active 75 DOM
11. 2026-06-02
    days on market $125,000 Active 74 DOM
12. 2026-06-01
    days on market $125,000 Active 73 DOM
13. 2026-05-31
    days on market $125,000 Active 72 DOM
14. 2026-05-31
    days on market $125,000 Active 71 DOM
15. 2026-03-20
    listed $125,000 Active 37-char remark

    Show marketing remark (37 chars)

    Very easy to show. Cheaper than rent.

16. 2026-01-28
    historical
17. 2025-09-26
    price $140,000
18. 2025-08-27
    price $155,000
19. 2025-07-27
    listed $164,900 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: $22,397
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$3,636
• Taxable income: $5,675
• Est. tax owed @ 24.0%: −$1,362
• After-tax cash flow: $5,965/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 · 10 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with cosmetic updates, ready for a new owner or renter.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value.
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value.
• Both Install smart home devices — Enhances convenience and adds modern appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value. ↑
• Both Install smart home devices — Enhances convenience and adds modern appeal. ↑

ⓘ 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: Provo District
• NCES district ID: 4900810
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $40,698
• Composite: 35.24/100
• National rank: #4980
• State rank: #44 of 80 in UT

Livability — Provo

• Score: 85/100
• State rank: #15
• US rank: #602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Provo, UT
• County: Utah County · 661,754 people
• City population: 112,727
• Metro: Provo-Orem, UT
• Population (ZIP): 35,690
• Household income: $52,811
• Rent vs Own: 78.2% rent · 21.8% own
• Severe rent burden: 1982.0

Population outlook (Utah County) Hauer SSP2

• Today (2025): 693,420 people
• By 2030: 757,324 · +9.2%
• By 2040: 893,178 · +28.8%
• By 2050: 1,035,842 · +49.4%
• By 2075: 1,376,733 · +98.5%
• By 2100: 1,609,388 · +132.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 16% Two or more races 12% Asian 2% Pacific Islander 1% Black 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Italian 4% Slovak 4% Portuguese 2%
• Foreign-born: 12% · Canada, South Korea, Jamaica
• Languages at home: 72% English-only · Spanish 18% Other Indo-European 3% Other Asian/Pacific 2%

Political lean MEDSL · Utah

• 2024 margin: Solid R (+39.8) · D 28.5% · R 68.3% · Other 3.2%
• 2008→2024 swing: +19.1pp toward D · 2008: -58.9pp · 2024: -39.8pp
• All cycles: 2024: R+39.8 2020: R+41.0 2016: R+37.3 2012: R+78.5 2008: R+58.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -273.12%
• Current HPI: 282.591
• Rent YoY: ▲ 2.20%
• Metro: Provo-Orem, 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

-24.2% since first listed

5 events — show timeline

• 2026-03-20 Listed $125,000 WFRMLS
• 2026-01-28 Listing Removed — WFRMLS
• 2025-09-26 Price Changed $140,000 WFRMLS
• 2025-08-27 Price Changed $155,000 WFRMLS
• 2025-07-27 Listed $164,900 WFRMLS