332 Joshua St · Tooele, UT 84074

$76,000

3 bd · 1.5 ba · 950 sqft · Manufactured · 10 Days on market

Built 1981 Average condition $400/mo HOA · 26% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +3.0/10.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Low lot rent! This home is ready to be made yours in the growing city of Tooele! This home features 3 bedrooms and 1 and a half baths! New windows and many lighting updates that need to be seen in person to appreciate! Schedule your tour today! We have many financing options for this type of property. Sq. Ft. provided as a courtesy measurement only. Buyer/Buyer Broker to verify all information.

Key facts

• Lighting updates
• New windows
• Built 1981

Tags

• NEW WINDOWS
• LIGHTING UPDATES

Property features AI

Finance

• HOA & community: Homeowners association with a $400 monthly fee; Subdivision: HENWOOD

Exterior

• Parking: Covered parking
• Home design: Manufactured home; Single-level living; Property is built and standing
• Construction: Clapboard/Masonite exterior
• Exterior features: Covered patio; Awnings; Exterior lighting; Partial landscaping; Storage shed(s)

Interior

• Kitchen: Refrigerator included
• Bedrooms: 3 main-level bedrooms; Primary bedroom on the 1st floor
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 partial bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Has heating and cooling
• Interior features: Dry bar; Total of 8 rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $76k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).

Location & tenants

• Location reads 77/100 on livability (#52 in UT, #3,142 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: amenities F.
• Tooele District (town): math 32% / reading 34% proficiency, ranked #62 of 80 in UT (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northlake School (math 33% / reading 28%, grade F, #432 of 585 statewide, top 74%, 619 students, 37% FRL); Tooele Jr High (math 33% / reading 28%, grade F, #106 of 138 statewide, top 77%, 733 students, 54% FRL); Tooele High (math 23% / reading 37%, grade F, #119 of 171 statewide, top 71%, 1,768 students, 25% FRL).
• Market conditions: Rents rising (+2.5%/yr); 579 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 867 units permitted in Tooele County in 2024 (87 in 5+ unit buildings).
• This rent is only 17% of the median local income ($108k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $525 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tooele County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,000

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. 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?
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: 2.04% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.85%
• DSCR: 1.75
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.29×
• Total profit: $6,257
• Equity at exit: $11,332

10-year hold

• IRR: 16.5%
• Equity multiple: 2.32×
• Total profit: $28,084
• Equity at exit: $6,571

Cash invested: $21,280 (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 84074

• Rents YoY: 2.5%
• Active inventory: 579
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,549 high
• Mortgage (P&I): −$399
• Tax est. 1.5%: −$95 /mo · $1,140/yr
• Insurance: −$32
• HOA: −$400
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $299

Break-even live

Break-even rent $1,171

Max offer price $76,000

Occupancy floor 76%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
421 N 200 W Tooele, UT	2.0	1.0	800	$1,175	$1.47	1d	1	0.19mi
421 N 200 W Tooele, UT	2.0	1.0	700	$950	$1.36	23d	1	0.19mi
421 N 200 W Tooele, UT	2.0	1.0	800	$1,175	$1.47	2d	1	0.19mi
587 N Main St Tooele, UT	2.0	1.0	650	$995	$1.53	23d	1	0.48mi
152 N 200 West St Unit B Tooele, UT	2.0	1.0	800	$2,500	$3.12	23d	1	0.50mi
152 N 200 West St Unit A Tooele, UT	2.0	2.5	1096	$2,800	$2.55	23d	1	0.50mi
72 Park Ave Tooele, UT	2.0	1.5	980	$1,400	$1.43	16d	1	0.67mi
309 N 100 E Tooele, UT	2.0	1.5	980	$1,400	$1.43	16d	1	0.68mi
260 N 100 E Unit 11 Tooele, UT	2.0	1.0	800	$1,050	$1.31	23d	1	0.74mi
742 N 100 E Tooele, UT	1.0–3.0	1.0–2.0	892	$1,578	$1.77	23d	2	0.80mi
309 N 1st St Tooele, UT	2.0	1.0	950	$1,100	$1.16	23d	1	0.87mi
509 W 200 S Unit A Tooele, UT	2.0	1.0	950	$1,400	$1.47	16d	1	0.95mi
345 E 400 N Unit A Tooele, UT	2.0	1.0	942	$1,425	$1.51	23d	1	1.04mi
111 N 2nd St unit Unit 1 Tooele, UT	2.0	1.0	1110	$1,150	$1.04	12d	1	1.05mi
1241 N Lexington Greens Dr Tooele, UT	1.0–3.0	1.0–2.0	1006	$1,799	$1.79	2d	40	1.06mi

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 6 events

1. 2026-06-13
   days on market $76,000 Active 10 DOM
2. 2026-06-09
   days on market $76,000 Active 6 DOM
3. 2026-06-08
   days on market $76,000 Active 5 DOM
4. 2026-06-07
   days on market $76,000 Active 4 DOM
5. 2026-06-03
   remarks 397-char remark
6. 2026-06-03
   listed $76,000 Active 1 DOM

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 1 d/yr ≥92°F today · 2 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,593
• − Mortgage interest: −$4,257
• − Property taxes: −$1,140
• − Insurance: −$380
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − HOA: −$4,800
• − Depreciation: −$2,211
• Taxable income: $2,830
• Est. tax owed @ 24.0%: −$679
• After-tax cash flow: $2,907/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

Average 55/100 Cosmetic rehab

This manufactured home is in average condition and requires cosmetic updates to kitchen cabinets and bathroom vanity, as well as minor repairs to the HVAC system. Painting and updating these areas can significantly increase its value.

Repairs flagged

• Minor kitchen cabinets — existing cabinets need updating
• Minor bathroom vanity — existing vanity needs updating
• Minor HVAC system — existing system may need cleaning or minor repairs

Value-add opportunities

• Both painting and updating kitchen cabinets — painting and updating cabinets can improve both resale and rental value
• Both upgrading bathroom vanity — upgrading vanity can improve both resale and rental value
• Both upgrading HVAC system — upgrading HVAC system can improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · existing cabinets need updating	Minor	$500–3,000
bathroom vanity · existing vanity needs updating	Minor	$500–3,000
HVAC system · existing system may need cleaning or minor repairs	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both painting and updating kitchen cabinets — painting and updating cabinets can improve both resale and rental value ↑
• Both upgrading bathroom vanity — upgrading vanity can improve both resale and rental value ↑
• Both upgrading HVAC system — upgrading HVAC system can improve both resale and rental 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: Tooele District
• NCES district ID: 4901050
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $63,054
• Composite: 29.94/100
• National rank: #6379
• State rank: #62 of 80 in UT

Livability — Tooele

• Score: 77/100
• State rank: #52
• US rank: #3142

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tooele, UT
• County: Tooele County · 59,706 people
• City population: 59,706
• Metro: Salt Lake City, UT
• Population (ZIP): 59,706
• Household income: $108,341
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 355.0

Population outlook (Tooele County) Hauer SSP2

• Today (2025): 73,901 people
• By 2030: 79,080 · +7.0%
• By 2040: 89,127 · +20.6%
• By 2050: 98,460 · +33.2%
• By 2075: 115,767 · +56.7%
• By 2100: 122,453 · +65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 14% Two or more races 9% Pacific Islander 1% Black 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 5% Slovak 4% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Tooele

• 2024 margin: Solid R (+41.0) · D 28.1% · R 69.1% · Other 2.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -29.8pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+38.3 2016: R+30.0 2012: R+51.4 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.55%
• Current HPI: 244.981
• Rent YoY: ▲ 2.53%
• 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

1 event — show timeline

• 2026-06-03 Listed $76,000 WFRMLS