6424 S 840 W · Murray, UT 84123

$69,900

2 bd · 1.0 ba · 1,000 sqft · Manufactured · 63 Days on market

Built 1975 435 sqft lot

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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 +4.1/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +0.3/5.0
• Appreciation +0.0/10.0

Listing remarks

RARE 2-CAR GARAGE + RV STORAGE-an exceptional find in the highly sought-after Winchester 55+ community! This well-maintained 1975 single-wide offers 2 bedrooms, 1 bathroom, and approximately 1,000 sq ft, ideally located directly across from Murray Parkway Golf Course. While the interior reflects its original style, the home is very clean and has been well cared for. Features include central air and a newer membrane roof for added comfort and peace of mind. Set back from the busy road, this property offers added privacy and a peaceful setting, perfect for enjoying the covered porch and spacious yard. A large storage shed provides additional space for tools, hobbies, or outdoor gear. Lot rent

Key facts

• Covered porch
• Spacious yard
• Rv storage

Tags

• 2 CAR GARAGE
• RV STORAGE
• CENTRAL AIR
• NEWER MEMBRANE ROOF
• COVERED PORCH
• SPACIOUS YARD

Property features AI

Finance

• Financial info: $200 annual tax amount
• HOA & community: Senior community; Community clubhouse; Subdivision: WINCHESTER ESTATES

Exterior

• Parking: Two covered parking spaces; Four open parking spaces; Total of 6 parking spaces; RV parking; Has garage
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Water connected
• Home design: Mobile home; Built and currently standing; Residential use; Single-family zoning; Has a view
• Construction: Clapboard/Masonite exterior; Membrane roof; Above-grade finished area approximately 1000; Storage shed(s) on property
• Exterior features: Covered deck; Storm doors; Automatic full sprinkler system; Mountain view; Near golf course; Landscaped with mature trees

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Two main-level bedrooms; Primary bedroom on the 1st floor
• Flooring: Carpet; Linoleum
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Wood stove heating; Central air conditioning; Has heating and cooling
• Interior features: Full window treatments; Ceiling fan; Storage shed(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $823 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#29 in UT, #1,169 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A; Watch: cost of living C-, crime D.
• Murray District (suburban): math 37% / reading 43% proficiency, ranked #46 of 80 in UT (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Grant School (math 52% / reading 42%, grade D-, #202 of 585 statewide, top 36%, 338 students, 29% FRL); Riverview Jr High (math 48% / reading 48%, grade C-, #37 of 138 statewide, top 26%, 618 students, 21% FRL); Murray High (math 29% / reading 45%, grade F, #78 of 171 statewide, top 49%, 1,400 students, 24% FRL).
• Market conditions: Rents falling (-8.7%/yr); 183 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Salt Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 2.37% ✓
• Cap rate: 20.42%
• Cash-on-cash: 50.45%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 44.8%
• Equity multiple: 2.85×
• Total profit: $36,265
• Equity at exit: $10,422

10-year hold

• IRR: 49.3%
• Equity multiple: 5.11×
• Total profit: $80,447
• Equity at exit: $6,044

Cash invested: $19,572 (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 84123

• Rents YoY: -8.7%
• Active inventory: 183
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,653 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $823

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 45%

Sensitivity live

Price	-10% $871	-5% $847	+0% $823	+5% $799	+10% $775
Rent	-10% $692	-5% $758	+0% $823	+5% $888	+10% $954
Rate	-1.0pp $858	-0.5pp $841	base $823	+0.5pp $805	+1.0pp $786

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
954 W Village Bend Ln Midvale, UT	3.0	2.5	1500	$2,450	$1.63	18d	1	0.31mi
6941 S Village River Ln Midvale, UT	3.0	2.0	1237	$1,888	$1.53	17d	2	0.40mi
999 W Village River Ln Unit B10 Midvale, UT	3.0	2.0	1075	$1,800	$1.67	24d	1	0.45mi
999 W Village River Ln Unit B8 Midvale, UT	3.0	2.0	1215	$1,995	$1.64	4d	1	0.45mi
6972 River Reserve Ct Midvale, UT	1.0–3.0	1.0–2.0	1013	$1,849	$1.82	3d	12	0.49mi
6660 S 1300 W Salt Lake City, UT	2.0	1.0	900	$1,299	$1.44	21d	1	0.83mi
7923 S 700 W Midvale, UT	2.0	1.0	900	$1,195	$1.33	24d	1	0.87mi
1142 W Lucky Cv West Jordan, UT	3.0	1.0	1100	$1,700	$1.55	24d	1	1.06mi
7304 S 300 W Midvale, UT	1.0–2.0	1.0–2.0	807	$1,640	$2.03	3d	16	1.06mi
7497 Siena Vista Ln Midvale, UT	1.0–3.0	1.0–2.0	1037	$1,562	$1.51	3d	11	1.07mi
7487 S Main St Midvale, UT	1.0–2.0	1.0–2.0	813	$1,800	$2.21	24d	2	1.10mi
135 W Plumtree Ln Unit 6H Midvale, UT	2.0	2.0	976	$1,558	$1.60	24d	1	1.13mi
135 W Plumtree Ln Unit 2F Midvale, UT	2.0	2.0	976	$1,488	$1.52	24d	1	1.13mi
135 W Plumtree Ln Unit 22H Midvale, UT	2.0	2.0	976	$1,513	$1.55	24d	1	1.13mi
135 W Plumtree Ln Unit 1D Midvale, UT	2.0	2.0	976	$1,503	$1.54	24d	1	1.13mi
135 W Plumtree Ln Unit 9E Midvale, UT	3.0	2.0	1108	$1,668	$1.51	24d	1	1.13mi
135 W Plumtree Ln Midvale, UT	1.0–3.0	1.0–2.0	1007	$1,426	$1.42	2d	47	1.13mi
5900 S 275 West St Unit 5935D Salt Lake City, UT	2.0	1.0	880	$1,275	$1.45	24d	1	1.14mi
5900 S 275 W St Salt Lake City, UT	2.0	1.0	880	$1,302	$1.48	17d	5	1.14mi
616 W 5735 S Salt Lake City, UT	2.0	1.0	1100	$1,800	$1.64	13d	1	1.16mi
610 W 5735 S Unit 2 Murray, UT	2.0	1.0	850	$1,550	$1.82	24d	1	1.16mi
6960 S State St Midvale, UT	1.0–2.0	1.0	586	$1,604	$2.74	3d	35	1.16mi
7555 S Main St Midvale, UT	1.0	1.0	675	$1,422	$2.11	5d	4	1.17mi
602 3rd Ave Unit 602 Midvale, UT	1.0	1.0	700	$1,200	$1.71	24d	1	1.26mi
7309 S 180 W Midvale, UT	2.0–3.0	2.5–3.0	1311	$2,350	$1.79	2d	25	1.27mi
5856 S 157 W Salt Lake City, UT	3.0	1.0	1500	$2,350	$1.57	4d	1	1.34mi
7168 S Beamon St West Jordan, UT	3.0	2.5	1348	$2,095	$1.55	4d	1	1.36mi
684 W Center St Unit 1 Midvale, UT	2.0	1.0	700	$1,350	$1.93	5d	1	1.40mi
7400 S State St Midvale, UT	1.0–3.0	1.0–2.0	876	$1,732	$1.98	2d	36	1.45mi
759 W Center St Midvale, UT	2.0–3.0	1.0	861	$1,099	$1.28	24d	2	1.47mi

Listing history 18 events

1. 2026-06-21
   days on market $69,900 Active 63 DOM
2. 2026-06-18
   days on market $69,900 Active 60 DOM
3. 2026-06-17
   days on market $69,900 Active 59 DOM
4. 2026-06-16
   days on market $69,900 Active 58 DOM
5. 2026-06-15
   days on market $69,900 Active 57 DOM
6. 2026-06-13
   days on market $69,900 Active 55 DOM
7. 2026-06-13
   days on market $69,900 Active 54 DOM
8. 2026-06-09
   days on market $69,900 Active 51 DOM
9. 2026-06-08
   days on market $69,900 Active 50 DOM
10. 2026-06-07
    days on market $69,900 Active 49 DOM
11. 2026-06-05
    days on market $69,900 Active 46 DOM
12. 2026-06-03
    days on market $69,900 Active 45 DOM
13. 2026-06-02
    days on market $69,900 Active 44 DOM
14. 2026-06-01
    days on market $69,900 Active 43 DOM
15. 2026-05-31
    days on market $69,900 Active 42 DOM
16. 2026-04-19
    listed $69,900 Active
17. 1998-07-19
    historical
18. 1998-01-20
    listed $44,900

ⓘ 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) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,838
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$2,033
• Taxable income: $9,317
• Est. tax owed @ 24.0%: −$2,236
• After-tax cash flow: $7,639/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: Murray District
• NCES district ID: 4900600
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $53,804
• Composite: 34.84/100
• National rank: #5096
• State rank: #46 of 80 in UT

Livability — Murray

• Score: 82/100
• State rank: #29
• US rank: #1169

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murray, UT
• County: Salt Lake County · 1,195,750 people
• City population: 38,257
• Metro: Salt Lake City, UT
• Population (ZIP): 37,054
• Household income: $81,271
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 1008.0

Population outlook (Salt Lake County) Hauer SSP2

• Today (2025): 1,305,860 people
• By 2030: 1,402,611 · +7.4%
• By 2040: 1,594,533 · +22.1%
• By 2050: 1,787,244 · +36.9%
• By 2075: 2,224,138 · +70.3%
• By 2100: 2,551,390 · +95.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 22% Two or more races 9% Asian 4% Pacific Islander 2% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Portuguese 3% Slovak 2% Italian 2%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 16% Other Indo-European 3% Chinese 1%

Political lean MEDSL · Salt Lake

• 2024 margin: D (+10.2) · D 53.7% · R 43.5% · Other 2.8%
• 2008→2024 swing: +10.1pp toward D · 2008: 0.1pp · 2024: 10.2pp
• All cycles: 2024: D+10.2 2020: D+11.0 2016: D+10.2 2012: R+19.3 2008: D+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -381.27%
• Current HPI: 301.8349
• Rent YoY: ▼ -8.69%
• 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

+55.7% since first listed

3 events — show timeline

• 2026-04-19 Listed $69,900 WFRMLS
• 1998-07-19 Listing Removed — WFRMLS
• 1998-01-20 Listed $44,900 WFRMLS