813 W 1175 N #57 · Cedar City, UT 84721

$130,000

4 bd · 2.0 ba · 1,394 sqft · Manufactured · 12 Days on market

Built 2023 Good condition $545/mo HOA · 29% of rent ↓ 19% 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).

• Cash flow +14.2/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your new home! This fully landscaped, fully fenced home features 4 spacious bedrooms and 2 modern bathrooms, perfect for families or those looking for extra space. Enjoy the updated, open-concept living area that seamlessly connects the living room, dining area, and kitchen—ideal for entertaining and everyday living. This newer built home boasts a variety of upgrades, including stylish finishes and appliances that make it move-in ready. Located in a great neighborhood, you'll appreciate the convenient access to local amenities, schools, and parks. Enjoy outdoor living with front and back covered decks, perfect for relaxation and entertaining. There is also a park located within the neighborhood for you to access & enjoy! Don't miss out on this wonderful opportunity to own a a lovely home in a desirable location! Schedule your showing today!

Key facts

• Covered decks
• Fully fenced
• Updated finishes

Tags

• FULLY LANDSCAPED
• FULLY FENCED
• OPEN-CONCEPT LIVING AREA
• UPDATED FINISHES
• COVERED DECKS
• CONVENIENT ACCESS

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Association fee includes sewer, snow removal, and trash; Snow removal provided

Exterior

• Utilities: Natural gas connected; Sewer connected; No water source listed
• Home design: Manufactured house; Single-family residence; Residential property
• Construction: Masonite and wood siding; Built as a manufactured home
• Exterior features: Landscaped lot; Paved road access; Patio; Covered deck

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Linoleum; Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air; Ceiling fans; Natural gas forced-air heating
• Interior features: Insulated double-pane windows with window coverings; Gas water heater
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $22 ($263/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).

Location & tenants

• Location reads 64/100 on livability (#170 in UT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Iron District (town): math 40% / reading 44% proficiency, ranked #42 of 80 in UT (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.0%/yr); 819 active listings in the ZIP; 655 units permitted in Iron County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($67k/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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Iron County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago 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 29% of rent.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.43% ✓
• Cap rate: 6.50%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.02% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.58×
• Total profit: $-15,462
• Equity at exit: $19,383

10-year hold

• IRR: 2.1%
• Equity multiple: 1.17×
• Total profit: $6,252
• Equity at exit: $11,240

Cash invested: $36,400 (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 84721

• Rents YoY: 5.0%
• Active inventory: 819
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,855 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$545
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $22

Break-even live

Break-even rent $1,827

Max offer price $130,000

Occupancy floor 94%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $545 · $6,540/yr

Listing history 19 events

1. 2026-06-12
   statusdays on market $130,000 Pending 12 DOM
2. 2026-06-09
   days on market $130,000 Active 11 DOM
3. 2026-06-08
   days on market $130,000 Active 10 DOM
4. 2026-06-07
   days on market $130,000 Active 9 DOM
5. 2026-06-05
   days on market $130,000 Active 6 DOM
6. 2026-06-03
   days on market $130,000 Active 5 DOM
7. 2026-06-02
   days on market $130,000 Active 4 DOM
8. 2026-06-01
   days on market $130,000 Active 3 DOM
9. 2026-05-31
   days on market $130,000 Active 2 DOM
10. 2026-05-29
    listed $130,000 Active
11. 2025-05-27
    soldstatus Closed 874-char remark

    Show marketing remark (874 chars)

    Discover your new home! This fully landscaped, fully fenced home features 4 spacious bedrooms and 2 modern bathrooms, perfect for families or those looking for extra space. Enjoy the updated, open-concept living area that seamlessly connects the living room, dining area, and kitchen—ideal for entertaining and everyday living. This newer built home boasts a variety of upgrades, including stylish finishes and appliances that make it move-in ready. Located in a great neighborhood, you'll appreciate the convenient access to local amenities, schools, and parks. Enjoy outdoor living with front and back covered decks, perfect for relaxation and entertaining. There is also a park located within the neighborhood for you to access & enjoy! Don't miss out on this wonderful opportunity to own a a lovely home in a desirable location! Schedule your showing today!

12. 2025-04-09
    status Pending 874-char remark

    Show marketing remark (874 chars)

    Discover your new home! This fully landscaped, fully fenced home features 4 spacious bedrooms and 2 modern bathrooms, perfect for families or those looking for extra space. Enjoy the updated, open-concept living area that seamlessly connects the living room, dining area, and kitchen—ideal for entertaining and everyday living. This newer built home boasts a variety of upgrades, including stylish finishes and appliances that make it move-in ready. Located in a great neighborhood, you'll appreciate the convenient access to local amenities, schools, and parks. Enjoy outdoor living with front and back covered decks, perfect for relaxation and entertaining. There is also a park located within the neighborhood for you to access & enjoy! Don't miss out on this wonderful opportunity to own a a lovely home in a desirable location! Schedule your showing today!

13. 2025-03-26
    price $130,000
14. 2025-03-21
    price $130,000 874-char remark

    Show marketing remark (874 chars)

    Discover your new home! This fully landscaped, fully fenced home features 4 spacious bedrooms and 2 modern bathrooms, perfect for families or those looking for extra space. Enjoy the updated, open-concept living area that seamlessly connects the living room, dining area, and kitchen—ideal for entertaining and everyday living. This newer built home boasts a variety of upgrades, including stylish finishes and appliances that make it move-in ready. Located in a great neighborhood, you'll appreciate the convenient access to local amenities, schools, and parks. Enjoy outdoor living with front and back covered decks, perfect for relaxation and entertaining. There is also a park located within the neighborhood for you to access & enjoy! Don't miss out on this wonderful opportunity to own a a lovely home in a desirable location! Schedule your showing today!

15. 2025-03-13
    price $140,000 874-char remark

    Show marketing remark (874 chars)

    Discover your new home! This fully landscaped, fully fenced home features 4 spacious bedrooms and 2 modern bathrooms, perfect for families or those looking for extra space. Enjoy the updated, open-concept living area that seamlessly connects the living room, dining area, and kitchen—ideal for entertaining and everyday living. This newer built home boasts a variety of upgrades, including stylish finishes and appliances that make it move-in ready. Located in a great neighborhood, you'll appreciate the convenient access to local amenities, schools, and parks. Enjoy outdoor living with front and back covered decks, perfect for relaxation and entertaining. There is also a park located within the neighborhood for you to access & enjoy! Don't miss out on this wonderful opportunity to own a a lovely home in a desirable location! Schedule your showing today!

16. 2025-03-04
    price $145,000 874-char remark

    Show marketing remark (874 chars)

    Discover your new home! This fully landscaped, fully fenced home features 4 spacious bedrooms and 2 modern bathrooms, perfect for families or those looking for extra space. Enjoy the updated, open-concept living area that seamlessly connects the living room, dining area, and kitchen—ideal for entertaining and everyday living. This newer built home boasts a variety of upgrades, including stylish finishes and appliances that make it move-in ready. Located in a great neighborhood, you'll appreciate the convenient access to local amenities, schools, and parks. Enjoy outdoor living with front and back covered decks, perfect for relaxation and entertaining. There is also a park located within the neighborhood for you to access & enjoy! Don't miss out on this wonderful opportunity to own a a lovely home in a desirable location! Schedule your showing today!

17. 2025-02-07
    price $149,000 874-char remark

    Show marketing remark (874 chars)

    Discover your new home! This fully landscaped, fully fenced home features 4 spacious bedrooms and 2 modern bathrooms, perfect for families or those looking for extra space. Enjoy the updated, open-concept living area that seamlessly connects the living room, dining area, and kitchen—ideal for entertaining and everyday living. This newer built home boasts a variety of upgrades, including stylish finishes and appliances that make it move-in ready. Located in a great neighborhood, you'll appreciate the convenient access to local amenities, schools, and parks. Enjoy outdoor living with front and back covered decks, perfect for relaxation and entertaining. There is also a park located within the neighborhood for you to access & enjoy! Don't miss out on this wonderful opportunity to own a a lovely home in a desirable location! Schedule your showing today!

18. 2025-01-21
    price $150,000 874-char remark

    Show marketing remark (874 chars)

    Discover your new home! This fully landscaped, fully fenced home features 4 spacious bedrooms and 2 modern bathrooms, perfect for families or those looking for extra space. Enjoy the updated, open-concept living area that seamlessly connects the living room, dining area, and kitchen—ideal for entertaining and everyday living. This newer built home boasts a variety of upgrades, including stylish finishes and appliances that make it move-in ready. Located in a great neighborhood, you'll appreciate the convenient access to local amenities, schools, and parks. Enjoy outdoor living with front and back covered decks, perfect for relaxation and entertaining. There is also a park located within the neighborhood for you to access & enjoy! Don't miss out on this wonderful opportunity to own a a lovely home in a desirable location! Schedule your showing today!

19. 2024-10-15
    listed $160,000 Active 874-char remark

    Show marketing remark (874 chars)

    Discover your new home! This fully landscaped, fully fenced home features 4 spacious bedrooms and 2 modern bathrooms, perfect for families or those looking for extra space. Enjoy the updated, open-concept living area that seamlessly connects the living room, dining area, and kitchen—ideal for entertaining and everyday living. This newer built home boasts a variety of upgrades, including stylish finishes and appliances that make it move-in ready. Located in a great neighborhood, you'll appreciate the convenient access to local amenities, schools, and parks. Enjoy outdoor living with front and back covered decks, perfect for relaxation and entertaining. There is also a park located within the neighborhood for you to access & enjoy! Don't miss out on this wonderful opportunity to own a a lovely home in a desirable location! Schedule your showing today!

ⓘ 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 6/10 Major 73% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,258
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − HOA: −$6,540
• − Depreciation: −$3,782
• Taxable loss: −$1,507
• Est. tax savings @ 24.0%: +$362
• After-tax cash flow: $625/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 · 1 photo

Good 80/100 Cosmetic rehab

This fully landscaped and fenced manufactured home is in good condition with minimal maintenance required. It offers a spacious and updated interior, making it an attractive option for families or those seeking extra space.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and protects the siding.
• Both Clean and maintain gutters — Keeps the home looking clean and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and protects the siding. ↑
• Both Clean and maintain gutters — Keeps the home looking clean and prevents water damage ↑

ⓘ 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: Iron District
• NCES district ID: 4900390
• Math proficiency: 40% ▼ -9.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $43,150
• Composite: 35.49/100
• National rank: #4922
• State rank: #42 of 80 in UT

Livability — Cedar City

• Score: 64/100
• State rank: #170
• US rank: #13398

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar City, UT
• County: Iron County · 56,349 people
• City population: 56,349
• Metro: Cedar City, UT
• Population (ZIP): 30,641
• Household income: $67,299
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 736.0

Population outlook (Iron County) Hauer SSP2

• Today (2025): 53,029 people
• By 2030: 55,084 · +3.9%
• By 2040: 58,269 · +9.9%
• By 2050: 60,462 · +14.0%
• By 2075: 61,312 · +15.6%
• By 2100: 57,973 · +9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 6% Slovak 5% Portuguese 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 6%

Political lean MEDSL · Iron

• 2024 margin: Solid R (+57.0) · D 20.4% · R 77.4% · Other 2.2%
• 2008→2024 swing: -0.7pp no change · 2008: -56.3pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+56.6 2016: R+51.6 2012: R+71.8 2008: R+56.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.58%
• Current HPI: 239.3105
• Rent YoY: ▲ 5.02%
• Metro: Cedar 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

-18.8% since first listed

10 events — show timeline

• 2026-05-29 Listed $130,000 ICBORMLS
• 2025-05-27 Sold (MLS) — ICBORMLS
• 2025-04-09 Pending — ICBORMLS
• 2025-03-26 Price Changed $130,000 WCBOR
• 2025-03-21 Price Changed $130,000 ICBORMLS
• 2025-03-13 Price Changed $140,000 ICBORMLS
• 2025-03-04 Price Changed $145,000 ICBORMLS
• 2025-02-07 Price Changed $149,000 ICBORMLS
• 2025-01-21 Price Changed $150,000 ICBORMLS
• 2024-10-15 Listed $160,000 ICBORMLS