1095 S 500 W #11 · Provo, UT 84601

$50,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 294 Days on market

Built 1984 Fair condition

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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 +4.2/5.0
• Rent growth +4.0/5.0
• Schools +3.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable manufactured home ready to be moved! This spacious home features tile flooring throughout, a large kitchen with plenty of cabinets and an island, two bedrooms, and two full bathrooms with both shower and tub options. Enjoy a covered porch and ample living space. Perfect opportunity for buyers looking to place a home on their own land. NEEDS TO BE MOVED,

Key facts

• Covered porch
• Ample living space
• Large kitchen

Tags

• TILE FLOORING
• LARGE KITCHEN
• COVERED PORCH
• AMPLE LIVING SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $876 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 85/100 on livability (#15 in UT, #602 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A.
• Provo District (urban): math 38% / reading 46% proficiency, ranked #44 of 80 in UT (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.8%/yr); 221 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 6,326 units permitted in Utah County in 2024 (1,053 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Utah County population projected at +49% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 294 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 294 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
6. 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.
7. 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: 3.09% ✓
• Cap rate: 27.33%
• Cash-on-cash: 75.12%
• DSCR: 4.34
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.82% rent growth · sell at horizon

5-year hold

• IRR: 78.2%
• Equity multiple: 4.73×
• Total profit: $52,250
• Equity at exit: $7,455

10-year hold

• IRR: 82.5%
• Equity multiple: 10.79×
• Total profit: $137,086
• Equity at exit: $4,323

Cash invested: $14,000 (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 84601

• Rents YoY: 5.8%
• Active inventory: 221
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,547 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $876

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 38%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
237 W 1020 S #3 Provo, UT	3.0	2.0	1000	$2,000	$2.00	14d	1	0.19mi
237 W 1020 S #3 Provo, UT	3.0	2.0	1000	$2,000	$2.00	23d	1	0.19mi
750 S 650 W Provo, UT	1.0–3.0	1.0–2.0	703	$1,488	$2.12	2d	1	0.39mi
580 S 300 W Unit 2 Provo, UT	2.0	1.0	910	$1,120	$1.23	23d	1	0.52mi
77 W 500 S Provo, UT	2.0	1.0–2.0	928	$1,761	$1.90	2d	5	0.61mi
491 S Freedom Blvd Provo, UT	1.0	2.0	1000	$1,395	$1.40	23d	1	0.61mi
425 S 600 W Provo, UT	2.0	1.0	643	$1,350	$2.10	23d	3	0.62mi
61 W 400 S Provo, UT	2.0	2.0	860	$1,835	$2.13	2d	14	0.69mi
228 S 300 W Unit 230 Provo, UT	1.0	1.0	1119	$1,050	$0.94	23d	1	0.81mi
271 S 700 W Provo, UT	2.0	1.0	950	$1,700	$1.79	23d	1	0.81mi
215 S 400 W Unit A Provo, UT	2.0	1.0	1000	$1,495	$1.50	23d	1	0.81mi
550 W 200 S #5 Provo, UT	2.0	1.0	703	$1,150	$1.64	19d	1	0.88mi
138 S 300 W Provo, UT	2.0	1.0	890	$1,250	$1.40	23d	1	0.89mi
268 S 900 W Unit 2 Provo, UT	2.0	1.0	806	$1,025	$1.27	11d	1	0.91mi
950 W 200 S Unit 6 Provo, UT	2.0	1.0	790	$1,100	$1.39	23d	1	0.98mi
306 S 400 E Provo, UT	2.0	2.0	900	$1,300	$1.44	19d	1	1.03mi
35 N 300 W Provo, UT	2.0	2.0	1004	$2,015	$2.01	2d	1	1.08mi
547 400 S Unit DN-L1 Provo, UT	1.0	1.0	1084	$325	$0.30	23d	1	1.11mi
1075 S 810 E Provo, UT	2.0	1.5	1068	$1,550	$1.45	14d	1	1.13mi
63 E Center St Provo, UT	2.0	1.5–2.0	885	$1,628	$1.84	2d	4	1.13mi
980 W Center St Provo, UT	1.0	1.0	725	$1,350	$1.86	23d	3	1.16mi
334 W 200 N Apt 301 Provo, UT	1.0	1.0	600	$1,165	$1.94	14d	1	1.23mi
490 S State St Provo, UT	1.0–2.0	1.0–2.0	1054	$1,719	$1.63	2d	1	1.25mi
115 E 200 N Apt 3 Provo, UT	1.0	1.0	900	$1,099	$1.22	14d	1	1.32mi
319 100 N Apt 1 Provo, UT	1.0	1.0	815	$1,145	$1.40	23d	1	1.33mi
443 S State St Unit 109 Provo, UT	1.0	1.0	750	$1,145	$1.53	14d	1	1.34mi
389 S State St Provo, UT	2.0–3.0	1.5–2.0	1134	$1,500	$1.32	11d	1	1.34mi
255 400 N Provo, UT	2.0	1.0	910	$1,250	$1.37	23d	1	1.38mi
353 E 200 N Unit 15 Provo, UT	2.0	1.0	720	$1,175	$1.63	14d	1	1.42mi
360 N 900 W Provo, UT	2.0	1.0	700	$1,325	$1.89	23d	1	1.42mi
266 N 300 E Apt 27 Provo, UT	2.0	1.0	720	$1,175	$1.63	23d	1	1.44mi
1125 E 960 S Unit 7 Provo, UT	2.0	1.0	837	$1,195	$1.43	23d	1	1.46mi
480 N Freedom Blvd Provo, UT	2.0	1.0–2.0	860	$1,999	$2.32	2d	6	1.47mi
809 E 50 S Provo, UT	3.0	1.0	926	$1,450	$1.57	23d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $50,000 Active 294 DOM
2. 2026-06-17
   days on market $50,000 Active 293 DOM
3. 2026-06-16
   days on market $50,000 Active 292 DOM
4. 2026-06-15
   days on market $50,000 Active 291 DOM
5. 2026-06-14
   days on market $50,000 Active 289 DOM
6. 2026-06-10
   days on market $50,000 Active 286 DOM
7. 2026-06-09
   days on market $50,000 Active 285 DOM
8. 2026-06-08
   days on market $50,000 Active 284 DOM
9. 2026-06-07
   days on market $50,000 Active 283 DOM
10. 2026-06-03
    days on market $50,000 Active 279 DOM
11. 2026-06-02
    days on market $50,000 Active 278 DOM
12. 2026-06-01
    days on market $50,000 Active 277 DOM
13. 2026-05-31
    days on market $50,000 Active 276 DOM
14. 2026-05-31
    days on market $50,000 Active 275 DOM
15. 2025-08-28
    listed $50,000 Active 366-char remark

    Show marketing remark (366 chars)

    Affordable manufactured home ready to be moved! This spacious home features tile flooring throughout, a large kitchen with plenty of cabinets and an island, two bedrooms, and two full bathrooms with both shower and tub options. Enjoy a covered porch and ample living space. Perfect opportunity for buyers looking to place a home on their own land. NEEDS TO BE MOVED,

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,561
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$1,455
• Taxable income: $10,336
• Est. tax owed @ 24.0%: −$2,481
• After-tax cash flow: $8,036/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 · 13 photos

Fair 45/100 Cosmetic rehab

This manufactured home is in fair condition with average interior and exterior features. It requires minor repairs and maintenance to improve its appearance and value.

Repairs flagged

• Minor exterior siding — weathered appearance
• Minor landscaping — needs trimming and additional plants

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale repair exterior siding — new siding improves appearance
• Resale landscape and add plants — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · weathered appearance	Minor	$500–3,000
landscaping · needs trimming and additional plants	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale repair exterior siding — new siding improves appearance ↑
• Resale landscape and add plants — enhances curb appeal and adds 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: Provo District
• NCES district ID: 4900810
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $40,698
• Composite: 35.24/100
• National rank: #4980
• State rank: #44 of 80 in UT

Livability — Provo

• Score: 85/100
• State rank: #15
• US rank: #602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Provo, UT
• County: Utah County · 661,754 people
• City population: 112,727
• Metro: Provo-Orem, UT
• Population (ZIP): 32,330
• Household income: $67,207
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 1332.0

Population outlook (Utah County) Hauer SSP2

• Today (2025): 693,420 people
• By 2030: 757,324 · +9.2%
• By 2040: 893,178 · +28.8%
• By 2050: 1,035,842 · +49.4%
• By 2075: 1,376,733 · +98.5%
• By 2100: 1,609,388 · +132.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 33% Two or more races 12% Asian 2% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Slovak 3% Italian 2% Scottish 2%
• Foreign-born: 19% · Canada, Dominican Republic
• Languages at home: 67% English-only · Spanish 27% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Utah

• 2024 margin: Solid R (+39.8) · D 28.5% · R 68.3% · Other 3.2%
• 2008→2024 swing: +19.1pp toward D · 2008: -58.9pp · 2024: -39.8pp
• All cycles: 2024: R+39.8 2020: R+41.0 2016: R+37.3 2012: R+78.5 2008: R+58.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -254.42%
• Current HPI: 315.3963
• Rent YoY: ▲ 5.82%
• Metro: Provo-Orem, 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

• 2025-08-28 Listed $50,000 WFRMLS