410 N Main St E #15 · Brigham City, UT 84302

$27,500

2 bd · 1.0 ba · 700 sqft · Manufactured · 382 Days on market

Built 1982 871 sqft lot $600/mo HOA · 55% of rent ↓ 21% since listing

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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 +26.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this move-in ready 2-bedroom, 1-bath home in the heart of Brigham City! Located in the welcoming, owner-occupied Brigham Village community, this home has been updated with a brand-new furnace & water heater, flooring, and also fresh paint throughout. Enjoy peace of mind and comfort in a home that feels like new. The HOA maintains common areas, and your monthly fee conveniently includes water, sewer, and trash services. Pet-friendly (with prior screening and approval), this community offers easy access to I-15 and is just 15 minutes to Crystal Hot Springs and 10 minutes to Willard Bay-perfect for weekend getaways or evening relaxation.

Key facts

• Fresh paint
• Updated flooring
• Easy access to i-15

Tags

• BRIGHAM VILLAGE COMMUNITY
• BRAND NEW FURNACE
• BRAND NEW WATER HEATER
• UPDATED FLOORING
• FRESH PAINT
• EASY ACCESS TO I-15

Property features AI

Finance

• Other: Lot size about 0.02 acres
• HOA & community: Homeowners association with monthly fee of $600; HOA covers trash and water; Pets permitted (pet rules apply)

Exterior

• Parking: Uncovered open parking
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water connected
• Home design: Mobile home; Built/standing (effective year 2025); Residential use; Above-grade finished area approximately 700
• Construction: Aluminum and metal siding construction; Membrane roof; Built/standing (2025)
• Exterior features: Membrane roof; Aluminum and metal siding

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas central heating
• Interior features: Blinds on windows; Total of 6 rooms; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $28k.

Deal economics

• At list price, monthly cash flow is $75 ($900/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $24k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#115 in UT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; 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: Box Elder High (math 29% / reading 50%, grade F, #65 of 171 statewide, top 39%, 1,583 students, 23% FRL).
• Market conditions: 328 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $190 of loan paydown is wiped out by about $825 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 382 days — a 12% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 55% of rent.
• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 382 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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. 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: 3.98% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.69%
• DSCR: 1.52
• GRM: 2.1

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $706
• Equity at exit: $4,100

10-year hold

• IRR: 13.0%
• Equity multiple: 2.08×
• Total profit: $8,331
• Equity at exit: $2,378

Cash invested: $7,700 (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 84302

• Active inventory: 328
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$144
• Tax est. 1.5%: −$34 /mo · $412/yr
• Insurance: −$11
• HOA: −$600
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $75

Break-even live

Break-even rent $1,000

Max offer price $27,500

Occupancy floor 88%

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
580 N Main St Unit 8 Brigham City, UT	1.0	1.0	600	$1,095	$1.82	14d	1	0.17mi

HOA detail

• Monthly dues: $600 · $7,200/yr
• Likely covers: watersewertrash

Listing history 12 events

1. 2026-06-18
   days on market $27,500 Active 382 DOM
2. 2026-06-17
   days on market $27,500 Active 381 DOM
3. 2026-06-16
   days on market $27,500 Active 380 DOM
4. 2026-06-15
   days on market $27,500 Active 379 DOM
5. 2026-06-14
   days on market $27,500 Active 377 DOM
6. 2026-06-10
   days on market $27,500 Active 374 DOM
7. 2026-06-09
   days on market $27,500 Active 373 DOM
8. 2026-06-08
   days on market $27,500 Active 372 DOM
9. 2026-06-07
   days on market $27,500 Active 371 DOM
10. 2026-06-03
    days on market $27,500 Active 367 DOM
11. 2026-06-03
    remarks 655-char remark
12. 2026-06-03
    listed $27,500 Active 366 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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 9 d/yr ≥86°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,140
• − Mortgage interest: −$1,540
• − Property taxes: −$412
• − Insurance: −$138
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − HOA: −$7,200
• − Depreciation: −$800
• Taxable income: $947
• Est. tax owed @ 24.0%: −$227
• After-tax cash flow: $673/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: 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 — Brigham City

• Score: 68/100
• State rank: #115
• US rank: #9530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brigham City, UT
• Population (ZIP): 26,711

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Italian 5% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -256.79%
• Current HPI: 259.4008
• 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

-21.4% since first listed

4 events — show timeline

• 2026-06-02 Relisted — WFRMLS
• 2026-05-21 Listing Removed — WFRMLS
• 2026-05-07 Price Changed $27,500 WFRMLS
• 2025-05-20 Listed $35,000 WFRMLS