3457 S Eastcrest W #109 · West Valley City, UT 84120

$80,000

3 bd · 2.0 ba · 960 sqft · Manufactured · 155 Days on market

Built 1998

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

1998 Double-Wide Mobile Home located in West Valley City, in excellent condition and ideal for a first-time home buyer. The roof was replaced sometime in 2024, offering added peace of mind. Enjoy a nice and pleasant backyard with plenty of shade from mature tree. The home is conveniently located near essential services and everyday conveniences, including shopping centers, freeway access, and is within walking distance to Common Spirit Holy Cross Hospital. Community & Fees: Lot Rent: $1004.31/month / Plus Utilities: Community amenities include a swimming pool, playground, and clubhouse Buyer and buyer's agent to verify all information, including square footage.

Key facts

• Clubhouse
• Backyard
• Swimming pool

Tags

• BACKYARD
• SWIMMING POOL
• PLAYGROUND
• CLUBHOUSE
• WALKING DISTANCE TO HOSPITAL

Property features AI

Finance

• HOA & community: Clubhouse; Subdivision: WESTCREST

Exterior

• Parking: 3 open/uncovered parking spaces
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary (public) water connected
• Home design: Manufactured home; Built and standing; Faces west
• Construction: Clapboard/Masonite exterior; Asphalt roof
• Exterior features: Covered deck; Covered patio; Double-pane windows; Storage shed(s); Paved road access; Landscaping (partial); Mature trees

Interior

• Kitchen: Refrigerator included
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate flooring; Linoleum flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas central); Evaporative cooling
• Interior features: Separate tub and shower; Walk-in closet; 8 total rooms; No basement
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% 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: Monroe School (math 20% / reading 26%, grade F, #501 of 585 statewide, top 86%, 563 students, 81% 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.
• Market conditions: Rents soft (-0.8%/yr); 149 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $553 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
7. 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.
8. 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: 1.84% ✓
• Cap rate: 15.44%
• Cash-on-cash: 32.68%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 1.96×
• Total profit: $21,599
• Equity at exit: $11,928

10-year hold

• IRR: 30.2%
• Equity multiple: 3.33×
• Total profit: $52,257
• Equity at exit: $6,917

Cash invested: $22,400 (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 84120

• Rents YoY: -0.8%
• Active inventory: 149
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,472 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $610

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 54%

Sensitivity live

Price	-10% $665	-5% $638	+0% $610	+5% $582	+10% $555
Rent	-10% $494	-5% $552	+0% $610	+5% $668	+10% $726
Rate	-1.0pp $650	-0.5pp $630	base $610	+0.5pp $589	+1.0pp $568

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4168 W 3280 S Unit 01 Salt Lake City, UT	2.0	1.0	986	$1,125	$1.14	5d	1	0.20mi
4154 W 3280 S Unit 01 West Valley City, UT	2.0	1.0	986	$1,095	$1.11	15d	1	0.21mi
4047 W 3275 S Unit D West Valley City, UT	2.0	1.0	1000	$1,100	$1.10	17d	1	0.27mi
4035 W 3275 S Apt A West Valley City, UT	2.0	1.0	900	$1,100	$1.22	24d	1	0.29mi
3854 W Rockwood Way West Valley City, UT	2.0	1.0	783	$1,299	$1.66	24d	1	0.49mi
3856 W 3500 S West Valley City, UT	1.0–2.0	1.0–2.0	860	$1,352	$1.57	2d	20	0.53mi
3670 Atlas Way Unit 3670 West Valley City, UT	3.0	1.0	1000	$1,500	$1.50	17d	1	0.63mi
3523 Westlake Dr West Valley City, UT	2.0	1.0	1100	$1,195	$1.09	13d	1	0.91mi
3523 Westlake Dr West Valley City, UT	2.0	1.0	1100	$1,195	$1.09	14d	1	0.91mi
3521 W 3100 S West Valley City, UT	1.0–2.0	1.0	573	$1,618	$2.82	2d	6	0.95mi
3510 Lancer Way West Valley City, UT	1.0–2.0	1.0	618	$1,026	$1.66	24d	1	0.95mi
3702 W 4040 S Unit 1 West Valley City, UT	2.0	1.0	1100	$1,550	$1.41	24d	1	1.18mi
4139 S 4080 W West Valley City, UT	1.0–3.0	1.0	892	$2,230	$2.50	2d	25	1.19mi
3965 W 4100 S West Valley City, UT	2.0	1.5	944	$1,200	$1.27	24d	1	1.19mi
3538 Parkway Blvd Unit BOULEVARD3 Salt Lake City, UT	2.0	1.0	716	$1,300	$1.82	24d	1	1.26mi
3524 Parkway Blvd Unit 3 Salt Lake City, UT	2.0	1.0	900	$1,200	$1.33	24d	1	1.27mi
3523 W 2670 S Unit 4 Salt Lake City, UT	2.0	1.0	900	$1,100	$1.22	5d	1	1.29mi
4943 W 4100 S Unit 1 West Valley City, UT	2.0	1.0	900	$1,099	$1.22	24d	1	1.44mi
3043 W 3500 S West Valley City, UT	2.0	1.0	950	$1,149	$1.21	24d	1	1.44mi
4218 S 4800 W West Valley City, UT	2.0	1.0	1079	$1,450	$1.34	15d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $80,000 Active 155 DOM
2. 2026-06-17
   days on market $80,000 Active 154 DOM
3. 2026-06-16
   days on market $80,000 Active 153 DOM
4. 2026-06-15
   days on market $80,000 Active 152 DOM
5. 2026-06-13
   days on market $80,000 Active 150 DOM
6. 2026-06-09
   days on market $80,000 Active 146 DOM
7. 2026-06-08
   days on market $80,000 Active 145 DOM
8. 2026-06-07
   days on market $80,000 Active 144 DOM
9. 2026-06-03
   days on market $80,000 Active 140 DOM
10. 2026-06-02
    days on market $80,000 Active 139 DOM
11. 2026-06-01
    days on market $80,000 Active 138 DOM
12. 2026-05-31
    days on market $80,000 Active 137 DOM
13. 2026-04-03
    price $85,000
14. 2026-01-14
    listed $87,000 Active
15. 2025-02-04
    historical
16. 2024-09-19
    listed $87,000 Active
17. 2006-01-01
    historical
18. 2005-07-01
    listed $28,995

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,664
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$2,327
• Taxable income: $6,430
• Est. tax owed @ 24.0%: −$1,543
• After-tax cash flow: $5,777/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): 50,799
• Household income: $94,306
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 551.0

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: White 42% Hispanic / Latino 40% Two or more races 11% Asian 6% Pacific Islander 5% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 24% · Canada, Vietnam, Jamaica
• Languages at home: 59% English-only · Spanish 29% Other Asian/Pacific 5% Vietnamese 3%

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: ▼ -364.74%
• Current HPI: 313.9459
• Rent YoY: ▼ -0.82%
• 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

+193.2% since first listed

6 events — show timeline

• 2026-04-03 Price Changed $85,000 WFRMLS
• 2026-01-14 Listed $87,000 WFRMLS
• 2025-02-04 Listing Removed — WFRMLS
• 2024-09-19 Listed $87,000 WFRMLS
• 2006-01-01 Listing Removed — WFRMLS
• 2005-07-01 Listed $28,995 WFRMLS