425 N Esquire Pkwy #42

Castle Dale, UT 84513

$59,999B+

3 bd · 1.0 ba · 896 sqft · Built 2005 · Manufactured · Active · 38 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,010/mo
• Mortgage (P&I): −$315
• Tax + insurance: −$100
• HOA: −$0
• Vac / Maint / Mgmt: −$212
• Net cashflow: $384/mo
• Annual: $4,603/yr
• Cap rate: 13.96%
• Cash-on-cash: 27.40%
• DSCR: 2.22
• 1% rule: 1.68%
• Cash to close: $16,800

Investor read

• This is a 3-bed/1.0-bath manufactured listed at $60k. Condition is rated good.
• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• It's been on market 38 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• In year one you build about $734 of equity ($415 loan paydown + $319 appreciation (0.5% local appreciation)).
• Location reads 72/100 on livability (#82 in UT) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Emery District (rural): math 43% / reading 35% proficiency, ranked #52 of 80 in UT (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Castle Dale School (math 47% / reading 37%, grade F, #287 of 585 statewide, top 52%, 145 students, 48% FRL); Canyon View Middle School (math 32% / reading 27%, grade F, #109 of 138 statewide, top 80%, 200 students, 49% FRL).
• Market conditions: 24 active listings in the ZIP; 55 units permitted in Emery County in 2024 (0 in 5+ unit buildings).
• Emery County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Questions for listing agent

• It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.