47 N 200 E · Manti, UT 84642

$259,000

3 bd · 1.0 ba · 1,528 sqft · SingleFamily public records · 140 Days on market

Built 1885 0.28 ac lot $170/sqft · 50% below area ↓ 6% since listing

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Why this score? — see what drove the C 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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step back in time with this charming pioneer home built in 1885, featuring beautiful white stone construction that reflects timeless craftsmanship. Thoughtful updates include new windows throughout, complete with a lifetime transferable warranty for added peace of mind. The home offers a semi-formal dining room, two bedrooms on the main level, and an additional bedroom on the upper floor, providing flexible living space. Outside, enjoy automatic sprinklers with pressurized irrigation, a convenient carport, and a storage shed in the backyard. Take in stunning views of the surrounding mountains and the iconic Manti Temple, all while being within walking distance to shopping, dining, and everyday amenities. This unique property blends historic character with modern convenience in a truly special setting. Square footage figures are provided as a courtesy estimate only and were obtained from Sanpete county recorders office . Buyer is advised to obtain an independent measurement.

Key facts

• Carport
• Storage shed
• Automatic sprinklers

Tags

• WHITE STONE CONSTRUCTION
• NEW WINDOWS
• AUTOMATIC SPRINKLERS
• PRESSURIZED IRRIGATION
• CARPORT
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $228k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#101 in UT) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment D-.
• South Sanpete District (town): math 40% / reading 42% proficiency, ranked #48 of 80 in UT (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Manti School (math 42% / reading 37%, grade F, #332 of 585 statewide, top 58%, 436 students, 49% FRL); Ephraim Middle (math 38% / reading 44%, grade F, #66 of 138 statewide, top 49%, 494 students, 44% FRL); Manti High (math 32% / reading 42%, grade F, #78 of 171 statewide, top 49%, 693 students, 36% FRL).
• Market conditions: 52 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 266 units permitted in Sanpete County in 2024 (44 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Sanpete County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $31k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $227,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.01% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.23%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (median comp): $624,868
• List price: $259,000
• Delta: -58.55%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-10,389
• Equity at exit: $38,618

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $31,342
• Equity at exit: $22,394

Cash invested: $72,520 (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 84642

• Home prices YoY: -8.7%
• Active inventory: 52
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,609 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$98 /mo · $1,171/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $497

Break-even live

Break-even rent $1,979

Max offer price $259,000

Occupancy floor 76%

Sensitivity live

Price	-10% $644	-5% $571	+0% $497	+5% $424	+10% $351
Rent	-10% $291	-5% $394	+0% $497	+5% $600	+10% $704
Rate	-1.0pp $628	-0.5pp $563	base $497	+0.5pp $430	+1.0pp $362

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
550 N 300 W Salt Lake City, UT	2.0	1.0–2.5	902	$2,609	$2.89	4d	38	0.68mi

Listing history 23 events

1. 2026-06-21
   days on market $259,000 Active 140 DOM
2. 2026-06-21
   days on market $259,000 Active 139 DOM
3. 2026-06-18
   days on market $259,000 Active 137 DOM
4. 2026-06-17
   days on market $259,000 Active 136 DOM
5. 2026-06-16
   days on market $259,000 Active 135 DOM
6. 2026-06-15
   days on market $259,000 Active 134 DOM
7. 2026-06-15
   days on market $259,000 Active 133 DOM
8. 2026-06-13
   days on market $259,000 Active 132 DOM
9. 2026-06-12
   days on market $259,000 Active 131 DOM
10. 2026-06-09
    days on market $259,000 Active 128 DOM
11. 2026-06-08
    days on market $259,000 Active 127 DOM
12. 2026-06-08
    days on market $259,000 Active 126 DOM
13. 2026-06-05
    days on market $259,000 Active 124 DOM
14. 2026-06-03
    days on market $259,000 Active 122 DOM
15. 2026-06-02
    days on market $259,000 Active 121 DOM
16. 2026-06-01
    days on market $259,000 Active 120 DOM
17. 2026-05-31
    days on market $259,000 Active 119 DOM
18. 2026-04-16
    price $259,000 988-char remark

    Show marketing remark (988 chars)

    Step back in time with this charming pioneer home built in 1885, featuring beautiful white stone construction that reflects timeless craftsmanship. Thoughtful updates include new windows throughout, complete with a lifetime transferable warranty for added peace of mind. The home offers a semi-formal dining room, two bedrooms on the main level, and an additional bedroom on the upper floor, providing flexible living space. Outside, enjoy automatic sprinklers with pressurized irrigation, a convenient carport, and a storage shed in the backyard. Take in stunning views of the surrounding mountains and the iconic Manti Temple, all while being within walking distance to shopping, dining, and everyday amenities. This unique property blends historic character with modern convenience in a truly special setting. Square footage figures are provided as a courtesy estimate only and were obtained from Sanpete county recorders office . Buyer is advised to obtain an independent measurement.

19. 2026-03-27
    price $259,000 988-char remark

    Show marketing remark (988 chars)

    Step back in time with this charming pioneer home built in 1885, featuring beautiful white stone construction that reflects timeless craftsmanship. Thoughtful updates include new windows throughout, complete with a lifetime transferable warranty for added peace of mind. The home offers a semi-formal dining room, two bedrooms on the main level, and an additional bedroom on the upper floor, providing flexible living space. Outside, enjoy automatic sprinklers with pressurized irrigation, a convenient carport, and a storage shed in the backyard. Take in stunning views of the surrounding mountains and the iconic Manti Temple, all while being within walking distance to shopping, dining, and everyday amenities. This unique property blends historic character with modern convenience in a truly special setting. Square footage figures are provided as a courtesy estimate only and were obtained from Sanpete county recorders office . Buyer is advised to obtain an independent measurement.

20. 2026-03-10
    price $275,000 988-char remark

    Show marketing remark (988 chars)

    Step back in time with this charming pioneer home built in 1885, featuring beautiful white stone construction that reflects timeless craftsmanship. Thoughtful updates include new windows throughout, complete with a lifetime transferable warranty for added peace of mind. The home offers a semi-formal dining room, two bedrooms on the main level, and an additional bedroom on the upper floor, providing flexible living space. Outside, enjoy automatic sprinklers with pressurized irrigation, a convenient carport, and a storage shed in the backyard. Take in stunning views of the surrounding mountains and the iconic Manti Temple, all while being within walking distance to shopping, dining, and everyday amenities. This unique property blends historic character with modern convenience in a truly special setting. Square footage figures are provided as a courtesy estimate only and were obtained from Sanpete county recorders office . Buyer is advised to obtain an independent measurement.

21. 2026-02-02
    listed $289,900 Active 988-char remark

    Show marketing remark (988 chars)

    Step back in time with this charming pioneer home built in 1885, featuring beautiful white stone construction that reflects timeless craftsmanship. Thoughtful updates include new windows throughout, complete with a lifetime transferable warranty for added peace of mind. The home offers a semi-formal dining room, two bedrooms on the main level, and an additional bedroom on the upper floor, providing flexible living space. Outside, enjoy automatic sprinklers with pressurized irrigation, a convenient carport, and a storage shed in the backyard. Take in stunning views of the surrounding mountains and the iconic Manti Temple, all while being within walking distance to shopping, dining, and everyday amenities. This unique property blends historic character with modern convenience in a truly special setting. Square footage figures are provided as a courtesy estimate only and were obtained from Sanpete county recorders office . Buyer is advised to obtain an independent measurement.

22. 2026-02-01
    listed $275,000 Active 988-char remark

    Show marketing remark (988 chars)

    Step back in time with this charming pioneer home built in 1885, featuring beautiful white stone construction that reflects timeless craftsmanship. Thoughtful updates include new windows throughout, complete with a lifetime transferable warranty for added peace of mind. The home offers a semi-formal dining room, two bedrooms on the main level, and an additional bedroom on the upper floor, providing flexible living space. Outside, enjoy automatic sprinklers with pressurized irrigation, a convenient carport, and a storage shed in the backyard. Take in stunning views of the surrounding mountains and the iconic Manti Temple, all while being within walking distance to shopping, dining, and everyday amenities. This unique property blends historic character with modern convenience in a truly special setting. Square footage figures are provided as a courtesy estimate only and were obtained from Sanpete county recorders office . Buyer is advised to obtain an independent measurement.

23. 2017-06-19
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast UT · Resets to sale price

• Current annual tax: $1,171 · $98/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$539/yr (+$45/mo · 46.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $31,308
• − Mortgage interest: −$14,508
• − Property taxes: −$1,171
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,505
• − Management: −$2,505
• − Depreciation: −$7,535
• Taxable income: $1,790
• Est. tax owed @ 24.0%: −$430
• After-tax cash flow: $5,539/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: South Sanpete District
• NCES district ID: 4900960
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $44,193
• Composite: 34.77/100
• National rank: #5125
• State rank: #48 of 80 in UT

Livability — Manti

• Score: 69/100
• State rank: #101
• US rank: #8595

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manti, UT
• Population (ZIP): 3,424

Population outlook (Sanpete County) Hauer SSP2

• Today (2025): 32,031 people
• By 2030: 33,542 · +4.7%
• By 2040: 36,370 · +13.5%
• By 2050: 38,856 · +21.3%
• By 2075: 42,939 · +34.1%
• By 2100: 42,841 · +33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 4% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 6% Scottish 5% Slovak 5%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Sanpete

• 2024 margin: Solid R (+67.6) · D 14.7% · R 82.3% · Other 3.0%
• 2008→2024 swing: -10.2pp toward R · 2008: -57.4pp · 2024: -67.6pp
• All cycles: 2024: R+67.6 2020: R+68.6 2016: R+55.3 2012: R+78.1 2008: R+57.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.60%
• Current HPI: 291.41
• 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

-5.8% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $259,000 WCBOR
• 2026-03-27 Price Changed $259,000 WFRMLS
• 2026-03-10 Price Changed $275,000 WFRMLS
• 2026-02-02 Listed $289,900 WFRMLS
• 2026-02-01 Listed $275,000 WCBOR
• 2017-06-19 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,171 · +8.9% YoY. Source: county tax records.