3086 Justice St W · West Valley City, UT 84119

$80,300

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 108 Days on market

Built 2001 871 sqft lot $810/mo HOA · 47% of rent ↓ 17% 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 +12.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER IS MOTIVATED!!! HUGE PRICE REDUCTION! Welcome to a beautiful and inviting home located in a highly sought-after 55+ community. Enjoy relaxing on the comfortable front porch after work! This well-maintained property has been meticulously cared for over the years. This spacious open-concept home features 3 bedrooms and 2 bathrooms. The master suite is impressively large, complete with an oval tub, a separate shower, and walk-in closets with dual sinks. The vaulted ceilings add to the open feel, while the kitchen boasts an abundance of cabinets. You'll find both a formal dining room and an eat-in kitchen, along with a kitchen bar for additional seating. The layout is very open and spaci

Key facts

• Dual sinks
• Open concept
• Front porch

Tags

• FRONT PORCH
• OPEN CONCEPT
• OVAL TUB
• SEPARATE SHOWER
• WALK-IN CLOSETS
• DUAL SINKS

Property features AI

Finance

• Other: Residence currently used as residential; Zoned single-family
• HOA & community: Homeowners association (American Heritage - Brisha); Monthly association fee; HOA fees include water, sewer and trash; Community clubhouse; Pets permitted; Snow removal provided

Exterior

• Parking: Covered parking; Two total parking spaces; Two carport spaces
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water connected
• Home design: Mobile home; Built and standing
• Construction: Asphalt roof
• Exterior features: Covered deck; Partially fenced yard; Paved road access; Full landscaping; Mature trees

Interior

• Kitchen: Range hood; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Evaporative cooling
• Interior features: Separate tub and shower in bathroom; Walk-in closet; Vaulted ceilings; Ceiling fan
• Laundry & utility: Washer included; Storage shed(s) on property

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 $-15 ($-185/yr) — negative.
• To cash-flow at today's rent, offer at most $78k (2.8% below list).
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% 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: schools F, crime D-, amenities F.
• 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.
• Market conditions: Rents flat; 227 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $555 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.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.

Recommended offer $73,073 (9.0% 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 108 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.13% ✓
• Cap rate: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.23×
• Total profit: $-17,269
• Equity at exit: $11,973

10-year hold

• IRR: -49.9%
• Equity multiple: -0.29×
• Total profit: $-29,073
• Equity at exit: $6,943

Cash invested: $22,484 (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 84119

• Rents YoY: 0.7%
• Active inventory: 227
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,708 high
• Mortgage (P&I): −$421
• Tax est. 1.5%: −$100 /mo · $1,204/yr
• Insurance: −$33
• HOA: −$810
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-15

Break-even live

Break-even rent $1,728

Max offer price $78,069

Occupancy floor 96%

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: $20,075
• Closing costs: $2,409
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1941 W Hyannis Ave Unit 1 West Valley City, UT	2.0	1.5	1001	$1,600	$1.60	23d	1	0.17mi
1902 W 3395 S West Valley City, UT	2.0	1.0	930	$1,325	$1.42	4d	1	0.37mi
1512 W 3395 S West Valley City, UT	3.0	2.0	1685	$1,745	$1.04	23d	1	0.62mi
3600 S Orion Cir West Valley City, UT	1.0–3.0	1.0–1.5	1075	$2,009	$1.87	23d	1	0.76mi
3314 S Meadowlark Dr West Valley City, UT	4.0	2.0	1232	$2,350	$1.91	3d	1	0.76mi
2553 S Lake Park Cir Apt 2 West Valley City, UT	2.0	1.0	950	$1,200	$1.26	23d	1	0.82mi
2350 S Parkcrest Dr Unit 3 West Valley City, UT	2.0	1.0	900	$1,599	$1.78	23d	1	0.89mi
1251 W Village Main Dr West Valley City, UT	1.0–3.0	1.0–2.0	957	$1,700	$1.78	1d	5	0.99mi
2930 Baty Drive 2745 S Unit 2930 West Valley City, UT	2.0	1.5	1100	$1,695	$1.54	23d	1	1.06mi
1538 W Kingsbury Ln West Valley City, UT	3.0	3.0	1237	$2,050	$1.66	3d	1	1.12mi
2600 W 3800 S West Valley City, UT	2.0	1.0–2.0	912	$2,205	$2.42	3d	100	1.13mi
3810 S Redwood Rd West Valley City, UT	1.0–3.0	1.0–2.0	1110	$2,149	$1.94	2d	46	1.14mi
3860 S Redwood Rd Salt Lake City, UT	2.0	1.0–2.0	851	$1,719	$2.02	2d	26	1.14mi
2640 W 3800 S West Valley City, UT	2.0	1.0	965	$1,125	$1.17	4d	1	1.19mi
2640 W 3800 S Apt 3 Salt Lake City, UT	2.0	1.0	965	$1,125	$1.17	4d	1	1.19mi
1499 2320 S West Valley City, UT	2.0	1.5	1052	$1,512	$1.44	4d	4	1.22mi
3043 W 3500 S West Valley City, UT	2.0	1.0	950	$1,149	$1.21	23d	1	1.23mi
2835 S 3200 W Unit 2835 West Valley City, UT	3.0	2.0	1130	$1,600	$1.42	4d	1	1.26mi
1580 W 3940 S Salt Lake City, UT	1.0–2.0	1.0	921	$1,495	$1.62	2d	7	1.31mi
4040 W Boulder Pointe Salt Lake City, UT	2.0	1.0	890	$1,576	$1.77	2d	1	1.44mi
1812 W 4100 S West Valley City, UT	1.0–3.0	1.0–2.0	1102	$2,103	$1.91	1d	46	1.46mi

HOA detail

• Monthly dues: $810 · $9,720/yr

Listing history 16 events

1. 2026-06-18
   days on market $80,300 Active 108 DOM
2. 2026-06-17
   days on market $80,300 Active 107 DOM
3. 2026-06-16
   days on market $80,300 Active 106 DOM
4. 2026-06-15
   pricedays on market $80,300 Active 105 DOM
5. 2026-06-13
   days on market $82,500 Active 103 DOM
6. 2026-06-09
   days on market $82,500 Active 99 DOM
7. 2026-06-08
   days on market $82,500 Active 98 DOM
8. 2026-06-07
   days on market $82,500 Active 97 DOM
9. 2026-06-03
   days on market $82,500 Active 93 DOM
10. 2026-06-02
    days on market $82,500 Active 92 DOM
11. 2026-06-01
    days on market $82,500 Active 91 DOM
12. 2026-05-31
    days on market $82,500 Active 90 DOM
13. 2026-05-21
    price $82,500
14. 2026-05-04
    price $86,800
15. 2026-03-23
    price $89,900
16. 2026-03-02
    listed $99,900 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: $20,499
• − Mortgage interest: −$4,498
• − Property taxes: −$1,204
• − Insurance: −$402
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − HOA: −$9,720
• − Depreciation: −$2,336
• Taxable loss: −$941
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $41/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): 50,070
• Household income: $71,378
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1635.0

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: Hispanic / Latino 45% White 36% Two or more races 12% Black 5% Pacific Islander 4% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 3% Portuguese 2% Italian 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 54% English-only · Spanish 34% Other Asian/Pacific 3% Vietnamese 1%

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: ▼ -332.72%
• Current HPI: 327.1858
• Rent YoY: ▲ 0.74%
• 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

-17.4% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $82,500 WFRMLS
• 2026-05-04 Price Changed $86,800 WFRMLS
• 2026-03-23 Price Changed $89,900 WFRMLS
• 2026-03-02 Listed $99,900 WFRMLS