1050 E 800 N #22 · Spanish Fork, UT 84660

$97,500

3 bd · 2.0 ba · 891 sqft · Manufactured · 9 Days on market

Built 2017 435 sqft lot $740/mo HOA · 45% of rent

---

Why this score? — see what drove the D 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).

• 1% rule +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Single level living
• 4 parking spots
• Built 2017

Tags

• LOW MAINTENANCE LIVING
• SINGLE LEVEL LIVING
• WELL MAINTAINED GROUNDS
• CLOSE PROXIMITY TO SHOPPING
• SECURE BOAT RV TRAILER STORAGE

Property features AI

Finance

• Other: Above-grade finished area reported; Zoned Single-Family
• HOA & community: Homeowners association with monthly fee of $740; Located in a senior community; Subdivision: MILLER MEADOWS

Exterior

• Parking: Two covered parking spaces; Two open parking spaces; Two-car carport (covered)
• Utilities: Natural gas connected; Electricity connected; Water connected (culinary); Sewer connected
• Home design: Mobile home style; Built in 2017; Property listed as single-family
• Construction: Asphalt roof; Other construction materials; Built/standing condition
• Exterior features: Partially fenced yard; Automatic full sprinkler system; Double-pane windows; Storm windows; Outbuildings / storage shed(s)

Interior

• Kitchen: Built-in range/oven; Range hood; Disposal
• Bedrooms: Three main-level bedrooms; Primary bedroom on the first floor
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Primary bathroom; Disposal; Built-in range/oven; Blinds
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $81k (16.7% below list).
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $81k (16.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 83/100 on livability (#26 in UT, #1,012 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living C-, amenities F.
• Nebo District (suburban): math 38% / reading 40% proficiency, ranked #45 of 80 in UT (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rees School (math 43% / reading 33%, grade F, #349 of 585 statewide, top 60%, 641 students, 31% FRL); Maple Mountain High (math 35% / reading 55%, grade D-, #43 of 171 statewide, top 25%, 1,740 students, 10% FRL).
• Market conditions: Rents rising (+3.6%/yr); 575 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $674 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.

Recommended offer $81,179 (16.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.69% ✓
• Cap rate: 4.90%
• Cash-on-cash: -4.96%
• DSCR: 0.78
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.59% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.21×
• Total profit: $-21,520
• Equity at exit: $14,538

10-year hold

• IRR: -12.6%
• Equity multiple: 0.20×
• Total profit: $-21,957
• Equity at exit: $8,430

Cash invested: $27,300 (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 84660

• Home prices YoY: -34.6%
• Rents YoY: 3.6%
• Active inventory: 575
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,647 high
• Mortgage (P&I): −$511
• Tax est. 1.5%: −$122 /mo · $1,462/yr
• Insurance: −$41
• HOA: −$740
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-113

Break-even live

Break-even rent $1,790

Max offer price $81,179

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-79	+0% $-113	+5% $-146	+10% $-180
Rent	-10% $-243	-5% $-178	+0% $-113	+5% $-48	+10% $17
Rate	-1.0pp $-64	-0.5pp $-88	base $-113	+0.5pp $-138	+1.0pp $-164

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
567 N 880 E #5 Spanish Fork, UT	3.0	1.0	1040	$1,199	$1.15	25d	1	0.26mi
567 N 880 East St Unit 6 Spanish Fork, UT	3.0	1.0	1040	$1,149	$1.10	23d	1	0.26mi
934 E 500 N Spanish Fork, UT	2.0	1.0	950	$1,450	$1.53	16d	1	0.31mi
1295 Spanish Fork, UT	3.0	1.0–2.0	944	$1,859	$1.97	13d	1	0.72mi
636 N Main St Unit B Spanish Fork, UT	2.0	1.0	999	$1,075	$1.08	16d	1	0.93mi

HOA detail

• Monthly dues: $740 · $8,880/yr

Listing history 7 events

1. 2026-06-22
   days on market $97,500 Active 9 DOM
2. 2026-06-18
   days on market $97,500 Active 6 DOM
3. 2026-06-17
   days on market $97,500 Active 5 DOM
4. 2026-06-16
   days on market $97,500 Active 4 DOM
5. 2026-06-15
   days on market $97,500 Active 3 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $97,500 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,762
• − Mortgage interest: −$5,462
• − Property taxes: −$1,462
• − Insurance: −$488
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − HOA: −$8,880
• − Depreciation: −$2,836
• Taxable loss: −$2,528
• Est. tax savings @ 24.0%: +$607
• After-tax cash flow: $-747/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: Nebo District
• NCES district ID: 4900630
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $64,067
• Composite: 35.01/100
• National rank: #5047
• State rank: #45 of 80 in UT

Livability — Spanish Fork

• Score: 83/100
• State rank: #26
• US rank: #1012

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spanish Fork, UT
• County: Utah County · 661,754 people
• City population: 48,583
• Metro: Provo-Orem, UT
• Population (ZIP): 48,583
• Household income: $104,355
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 525.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 14% Two or more races 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Italian 4% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10% 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: ▼ -161.19%
• Current HPI: 304.4917
• Rent YoY: ▲ 3.59%
• 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

+323.9% since first listed

16 events — show timeline

• 2026-06-12 Listed $97,500 WFRMLS
• 2026-04-13 Sold (MLS) — WFRMLS
• 2026-03-26 Pending — WFRMLS
• 2026-02-28 Listed $166,000 WFRMLS
• 2026-02-04 Listing Removed — WFRMLS
• 2025-10-17 Price Changed $144,000 WFRMLS
• 2025-08-09 Relisted — WFRMLS
• 2025-08-01 Listing Removed — WFRMLS
• 2025-06-19 Price Changed $149,000 WFRMLS
• 2024-11-09 Listing Removed — WFRMLS
• 2024-10-30 Price Changed $94,900 WFRMLS
• 2024-10-15 Listed $160,000 WFRMLS
• 2024-09-20 Price Changed $99,900 WFRMLS
• 2024-08-16 Listed $109,000 WFRMLS
• 2000-05-31 Listing Removed — WFRMLS
• 2000-05-17 Listed $23,000 WFRMLS