900 W Main St #60 · Tremonton, UT 84337

$79,000

3 bd · 2.0 ba · 1,100 sqft · Manufactured · 35 Days on market

Built 1985 Good condition 4,356 sqft lot $685/mo HOA · 46% of rent ↓ 14% since listing

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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).

• 1% rule +10.0/10.0
• Cash flow +8.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Fully remodeled 3-bed, 2-bath home in Town & Country Estates. Brand-new kitchen, two new bathrooms, new flooring, fresh interior and exterior paint, new fixtures, and exterior updates. Move-in ready with approx. 1,100 sq ft. HOA $685. Casa totalmente remodelada de 3 recmaras y 2 baos en Town & Country Estates. Cocina nueva, 2 baos renovados, pisos nuevos, pintura interior y exterior, accesorios nuevos y mejoras exteriores. Lista para habitar. HOA $685.

Key facts

• New kitchen
• New flooring
• New bathrooms

Tags

• REMODELED HOME
• NEW KITCHEN
• NEW BATHROOMS
• NEW FLOORING
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee ($685/month); HOA amenities include RV parking, management, pets permitted, playground

Exterior

• Parking: Open/uncovered parking; Common RV parking
• Utilities: Natural gas connected; Electricity connected; Public sewer; Water connected
• Home design: Manufactured home; Built and standing; Residential use; Single-family zoning
• Construction: Cement siding; Asphalt roof
• Exterior features: Covered deck; Exterior lighting; Automatic full sprinkler system

Interior

• Kitchen: Free-standing range/oven
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Primary bathroom; Separate tub and shower; Free-standing range/oven
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-67 ($-799/yr) — negative.
• To cash-flow at today's rent, offer at most $69k (12.2% below list).
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $69k (12.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 67/100 on livability (#135 in UT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F.
• Box Elder District (town): math 41% / reading 42% proficiency, ranked #38 of 80 in UT (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mckinley School (math 24% / reading 29%, grade F, #463 of 585 statewide, top 80%, 607 students, 40% FRL); Bear River High (math 28% / reading 45%, grade F, #86 of 171 statewide, top 52%, 1,172 students, 22% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 269 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 461 units permitted in Box Elder County in 2024 (62 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Box Elder County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($77k) 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.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.

Recommended offer $69,366 (12.2% 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 35 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.87% ✓
• Cap rate: 5.28%
• Cash-on-cash: -3.61%
• DSCR: 0.84
• GRM: 4.5

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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-16,599
• Equity at exit: $11,779

10-year hold

• IRR: -13.7%
• Equity multiple: 0.18×
• Total profit: $-18,113
• Equity at exit: $6,830

Cash invested: $22,120 (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 84337

• Home prices YoY: -33.6%
• Active inventory: 269
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,474 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$685
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-67

Break-even live

Break-even rent $1,558

Max offer price $69,366

Occupancy floor 100%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
751 W 350 N Tremonton, UT	3.0	1.5	1295	$1,295	$1.00	14d	1	0.20mi
505 W 350 N Unit 3 Tremonton, UT	2.0	1.5	1100	$1,100	$1.00	14d	1	0.32mi
315 N 270 W Tremonton, UT	3.0	1.0	1202	$1,450	$1.21	23d	1	0.42mi
144 S 100 W #1 Tremonton, UT	2.0	1.0	1480	$1,400	$0.95	14d	1	0.57mi
1670 W 100 N Apt C Tremonton, UT	2.0	1.5	1036	$1,150	$1.11	14d	1	0.68mi
320 W 600 S Tremonton, UT	2.0–3.0	1.5	1170	$1,295	$1.11	23d	1	0.70mi
961 W 1000 N Unit D01 Tremonton, UT	3.0	2.5	1476	$1,800	$1.22	21d	1	0.89mi
146 N 2300 W Tremonton, UT	3.0	1.0	1300	$2,100	$1.62	23d	1	1.18mi
465 N 2650 W Unit C Tremonton, UT	2.0	1.5	1150	$1,200	$1.04	23d	1	1.46mi

HOA detail

• Monthly dues: $685 · $8,220/yr

Listing history 7 events

1. 2026-05-20
   status Under Contract
2. 2026-04-15
   listed $79,000 Active
3. 2026-04-14
   historical
4. 2026-02-02
   price $79,000
5. 2026-01-05
   price $89,000
6. 2025-12-24
   price $91,999
7. 2025-12-12
   listed $92,000 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,687
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − HOA: −$8,220
• − Depreciation: −$2,298
• Taxable loss: −$1,667
• Est. tax savings @ 24.0%: +$400
• After-tax cash flow: $-399/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 · 12 photos

Good 80/100 Cosmetic rehab

This fully remodeled 3-bedroom, 2-bath home in Town & Country Estates is move-in ready with new kitchen, bathrooms, flooring, and exterior updates. It offers a good condition score and is ready for immediate occupancy.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value.
• Both Add a small patio or deck area — Improves outdoor living space and adds value.
• Both Install smart home features — Attracts tech-savvy buyers and renters, increasing value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value. ↑
• Both Add a small patio or deck area — Improves outdoor living space and adds value. ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters, increasing value. ↑

ⓘ 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: Box Elder District
• NCES district ID: 4900090
• Math proficiency: 41% ▼ -4.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $55,796
• Composite: 36.3/100
• National rank: #4698
• State rank: #38 of 80 in UT

Livability — Tremonton

• Score: 67/100
• State rank: #135
• US rank: #11139

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tremonton, UT
• County: Box Elder County · 16,199 people
• City population: 16,199
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 16,199
• Household income: $81,683
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 53.0

Population outlook (Box Elder County) Hauer SSP2

• Today (2025): 55,528 people
• By 2030: 56,848 · +2.4%
• By 2040: 58,697 · +5.7%
• By 2050: 59,164 · +6.5%
• By 2075: 55,699 · +0.3%
• By 2100: 45,932 · -17.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 4% Slovak 2% Scottish 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Box Elder

• 2024 margin: Solid R (+60.8) · D 18.2% · R 79.0% · Other 2.7%
• 2008→2024 swing: +1.7pp toward D · 2008: -62.5pp · 2024: -60.8pp
• All cycles: 2024: R+60.8 2020: R+63.2 2016: R+51.4 2012: R+78.2 2008: R+62.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -143.34%
• Current HPI: 283.5232
• Rent YoY: —
• Metro: Ogden-Clearfield, 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

-14.1% since first listed

7 events — show timeline

• 2026-05-20 Pending — WFRMLS
• 2026-04-15 Listed $79,000 WFRMLS
• 2026-04-14 Listing Removed — WFRMLS
• 2026-02-02 Price Changed $79,000 WFRMLS
• 2026-01-05 Price Changed $89,000 WFRMLS
• 2025-12-24 Price Changed $91,999 WFRMLS
• 2025-12-12 Listed $92,000 WFRMLS