834 S 800 W #75 · Richfield, UT 84701

$100,000

3 bd · 2.0 ba · 924 sqft · SingleFamily · 9 Days on market

Built 1980 Fair condition 7,840 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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for an affordable investment property with potential? This 3-bedroom, 2-bath mobile home offers a great opportunity for investors, flippers, or buyers seeking a project property. The home features a functional floor plan with spacious living areas and plenty of room to add value through updates and improvements. Situated on a generous lot, the property has ample outdoor space, though the yard is in need of landscaping and cleanup. With some vision and work, the exterior could be transformed into an attractive outdoor living area. Cash sale only. No financing is available, making this an excellent option for cash buyers looking to expand their investment portfolio or purchase a prope

Key facts

• Generous lot
• Investment property
• Outdoor space

Tags

• INVESTMENT PROPERTY
• FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING AREAS
• GENEROUS LOT
• OUTDOOR SPACE
• ATTRACTIVE OUTDOOR LIVING AREA

Property features AI

Finance

• HOA & community: Located in the Mountain View Estates subdivision

Exterior

• Parking: Uncovered/open parking
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Water connected (culinary)
• Home design: Mobile home; Single family use; Faces south; Above-grade finished area reported
• Construction: Aluminum construction materials; Aluminum roof; Built and standing
• Exterior features: Open porch; Paved roads and sidewalks; Mountain view; Mature trees; Flat terrain

Interior

• Kitchen: Refrigerator included
• Bedrooms: Three bedrooms on the main level; Primary bedroom on the 1st floor
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Forced air heating (gas central); Natural ventilation for cooling; Has heating and cooling
• Interior features: Primary bathroom; Single-level living; Total of 8 rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (0.2% below list).
• Recommended offer: $100k (0.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#81 in UT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F, employment D-.
• Sevier District (rural): math 46% / reading 44% proficiency, ranked #32 of 80 in UT (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ashman School (508 students, 53% FRL); Red Hills Middle (math 38% / reading 43%, grade F, #69 of 138 statewide, top 51%, 561 students, 38% FRL); Richfield High (math 32% / reading 37%, grade F, #95 of 171 statewide, top 61%, 739 students, 41% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 95 active listings in the ZIP; 109 units permitted in Sevier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sevier County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $99,781 (0.2% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-9,999
• Equity at exit: $14,910

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-675
• Equity at exit: $8,646

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 84701

• Home prices YoY: -25.5%
• Active inventory: 95
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $97

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 85%

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: —

Listing history 9 events

1. 2026-06-18
   days on market $100,000 Active 9 DOM
2. 2026-06-17
   days on market $100,000 Active 8 DOM
3. 2026-06-17
   price $100,000 Active 7 DOM
4. 2026-06-16
   days on market $110,000 Active 7 DOM
5. 2026-06-15
   days on market $110,000 Active 6 DOM
6. 2026-06-15
   days on market $110,000 Active 5 DOM
7. 2026-06-13
   days on market $110,000 Active 4 DOM
8. 2026-06-12
   remarks 699-char remark
9. 2026-06-12
   listed $110,000 Active 3 DOM

ⓘ 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: $11,974
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$2,909
• Taxable loss: −$453
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $1,275/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 · 2 photos

Fair 45/100 Moderate rehab

This mobile home requires significant repairs and updates, including a new roof, exterior siding and paint, flooring, and interior walls. Landscaping and curb appeal improvements can significantly increase its value for resale or rental.

Repairs flagged

• Major roof — The satellite image suggests potential roof damage.
• Major exterior siding — The siding is peeling and the paint is faded.
• Major flooring — The flooring appears worn and possibly damaged.
• Major interior walls/paint — The walls and paint show signs of wear and tear.
• Major landscaping — The yard is in need of landscaping and cleanup, as shown in the satellite image and listing photos.

Value-add opportunities

• Both landscaping and curb appeal — A well-maintained yard and curb appeal can significantly increase both resale and rental value.
• Both roof repair — A new roof can greatly enhance the home's value and appeal to potential buyers or renters.
• Both exterior siding and paint — Updating the exterior siding and paint can improve the home's curb appeal and increase its value.
• Both flooring and interior walls — Repairing and updating the flooring and interior walls can improve the home's condition and increase its value for resale or rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image suggests potential roof damage.	Major	$15,000–50,000
exterior siding · The siding is peeling and the paint is faded.	Major	$15,000–50,000
flooring · The flooring appears worn and possibly damaged.	Major	$15,000–50,000
interior walls/paint · The walls and paint show signs of wear and tear.	Major	$15,000–50,000
landscaping · The yard is in need of landscaping and cleanup, as shown in the satellite image and listing photos.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both landscaping and curb appeal — A well-maintained yard and curb appeal can significantly increase both resale and rental value. ↑
• Both roof repair — A new roof can greatly enhance the home's value and appeal to potential buyers or renters. ↑
• Both exterior siding and paint — Updating the exterior siding and paint can improve the home's curb appeal and increase its value. ↑
• Both flooring and interior walls — Repairing and updating the flooring and interior walls can improve the home's condition and increase its value for resale or rental. ↑

ⓘ 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: Sevier District
• NCES district ID: 4900930
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $46,822
• Composite: 38.35/100
• National rank: #4217
• State rank: #32 of 80 in UT

Livability — Richfield

• Score: 72/100
• State rank: #81
• US rank: #6339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richfield, UT
• Population (ZIP): 8,756

Population outlook (Sevier County) Hauer SSP2

• Today (2025): 21,291 people
• By 2030: 21,136 · -0.7%
• By 2040: 20,677 · -2.9%
• By 2050: 19,930 · -6.4%
• By 2075: 16,807 · -21.1%
• By 2100: 12,711 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 4% Portuguese 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Sevier

• 2024 margin: Solid R (+75.9) · D 11.3% · R 87.2% · Other 1.5%
• 2008→2024 swing: -13.0pp toward R · 2008: -62.9pp · 2024: -75.9pp
• All cycles: 2024: R+75.9 2020: R+76.9 2016: R+69.6 2012: R+80.5 2008: R+62.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.04%
• Current HPI: 268.7359
• 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

1 event — show timeline

• 2026-06-09 Listed $110,000 WFRMLS