1753 W American Park Dr · West Valley City, UT 84119

$58,000

2 bd · 1.0 ba · 900 sqft · Manufactured · 41 Days on market

Built 2025 Excellent condition 435 sqft lot $780/mo HOA · 52% of rent ↓ 28% since listing

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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).

• Cash flow +12.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Brand-new 2025 mobile home in a highly desirable 55+ community! One resident must be 55+ and the rest of the household must be 18+. This is currently the only brand-new 2025 home available, a rare opportunity to own a completely new home in an established and welcoming community. The home has never been lived in and comes with central air conditioning, modern finishes, covered parking, and a storage shed. Seller is very motivated and even including the furniture currently in the home to make the transition easier for the new owner. Seller is also offering an incredible incentive equivalent to 6 months of free lot rent/HOA payments applied every other month during the first year. Seller fina

Key facts

• Covered parking
• Storage shed
• Modern finishes

Tags

• CENTRAL AIR CONDITIONING
• MODERN FINISHES
• COVERED PARKING
• STORAGE SHED

Property features AI

Finance

• Other: Lot landscaped partially; Lot size approximately 0.01 acres; Tax annual amount $400
• HOA & community: Homeowners association (Brisha Bills); Monthly association fee of $780; Association fee includes gas, sewer, trash and water; Community clubhouse; Pets permitted, management, snow removal

Exterior

• Parking: Covered carport (1 space); 1 total parking space
• Utilities: Electricity connected; Sewer connected; Water connected (culinary)
• Home design: Manufactured home; Built/standing condition; Residential use; Multi-family zoning
• Construction: Composition exterior materials; Asphalt roof; Above-grade finished area approximately 900
• Exterior features: Awnings; Covered deck

Interior

• Kitchen: Portable dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level; Primary bedroom on the 1st floor
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Portable dishwasher; Refrigerator; Carpet flooring; No basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $58k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-4 ($-53/yr) — negative.
• To cash-flow at today's rent, offer at most $57k (1.1% below list).
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#55 in UT, #3,285 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: crime D-, amenities F, health & safety D-.
• Granite District (suburban): math 26% / reading 32% proficiency, ranked #69 of 80 in UT (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Redwood School (math 6% / reading 8%, grade F, #583 of 585 statewide, top 100%, 486 students, 77% FRL); West Lake Jr High (math 14% / reading 22%, grade F, #132 of 138 statewide, top 96%, 701 students, 73% FRL); Granger High (math 7% / reading 22%, grade F, #167 of 171 statewide, top 98%, 3,481 students, 63% FRL) — zoned schools average 71% FRL vs 45% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 13% at this address vs 29% district-wide (-16 pts) — the specific schools serving this property underperform the Granite District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 232 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $401 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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent.

Recommended offer $56,260 (3.0% 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. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. 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. 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?
8. 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.
9. 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.
10. 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: 2.57% ✓
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.23×
• Total profit: $-12,492
• Equity at exit: $8,648

10-year hold

• IRR: -65.0%
• Equity multiple: -0.37×
• Total profit: $-22,190
• Equity at exit: $5,015

Cash invested: $16,240 (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 84119

• Rents YoY: 0.7%
• Active inventory: 232
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,489 high
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• HOA: −$780
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-4

Break-even live

Break-even rent $1,495

Max offer price $57,356

Occupancy floor 95%

Sensitivity live

Price	-10% $36	-5% $16	+0% $-4	+5% $-24	+10% $-45
Rent	-10% $-122	-5% $-63	+0% $-4	+5% $54	+10% $113
Rate	-1.0pp $25	-0.5pp $10	base $-4	+0.5pp $-19	+1.0pp $-35

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1941 W Hyannis Ave Unit 1 West Valley City, UT	2.0	1.5	1001	$1,600	$1.60	24d	1	0.36mi
2184 W 3100 S West Valley City, UT	1.0–2.0	1.0	650	$1,477	$2.27	24d	6	0.40mi
2184 W 3100 S West Valley City, UT	1.0–2.0	1.0	650	$1,477	$2.27	3d	13	0.40mi
3058 Decker Lake Dr West Valley City, UT	2.0	1.0–2.0	683	$1,800	$2.64	24d	1	0.51mi
1902 W 3395 S West Valley City, UT	2.0	1.0	930	$1,325	$1.42	5d	1	0.52mi
2553 S Lake Park Cir Apt 2 West Valley City, UT	2.0	1.0	950	$1,200	$1.26	24d	1	0.65mi
2530 S Parkcrest Dr Unit 3 Salt Lake City, UT	2.0	1.0	850	$1,599	$1.88	24d	1	0.70mi
1801 Parkway Blvd Unit 1821-1 West Valley City, UT	2.0	1.0	842	$1,399	$1.66	15d	1	0.74mi
1821 Parkway Blvd Unit 1 Salt Lake City, UT	2.0	1.0	842	$1,399	$1.66	17d	1	0.74mi
2350 S Parkcrest Dr Unit 3 West Valley City, UT	2.0	1.0	900	$1,599	$1.78	24d	1	0.76mi
1251 W Village Main Dr West Valley City, UT	1.0–3.0	1.0–2.0	957	$1,400	$1.46	2d	5	0.88mi
3600 S Orion Cir West Valley City, UT	1.0–3.0	1.0–1.5	1075	$1,634	$1.52	24d	1	0.98mi
1499 2320 S West Valley City, UT	2.0	1.5	1052	$1,512	$1.44	5d	4	1.02mi
2240 W 3800 S West Valley City, UT	1.0–2.0	1.0	775	$1,385	$1.79	3d	14	1.20mi
2930 Baty Drive 2745 S Unit 2930 West Valley City, UT	2.0	1.5	1100	$1,695	$1.54	24d	1	1.21mi
3860 S Redwood Rd Salt Lake City, UT	2.0	1.0–2.0	851	$1,719	$2.02	4d	26	1.25mi
3810 S Redwood Rd West Valley City, UT	1.0–3.0	1.0–2.0	1110	$1,624	$1.46	3d	46	1.29mi
2600 W 3800 S West Valley City, UT	2.0	1.0–2.0	912	$2,205	$2.42	4d	100	1.36mi
1580 W 3940 S Salt Lake City, UT	1.0–2.0	1.0	921	$1,495	$1.62	3d	7	1.39mi
2640 W 3800 S Apt 3 Salt Lake City, UT	2.0	1.0	965	$1,125	$1.17	5d	1	1.43mi
2640 W 3800 S West Valley City, UT	2.0	1.0	965	$1,125	$1.17	5d	1	1.43mi
3735 Market St Unit 1 West Valley City, UT	1.0	1.0	540	$1,300	$2.41	24d	1	1.46mi
3043 W 3500 S West Valley City, UT	2.0	1.0	950	$1,149	$1.21	24d	1	1.48mi

HOA detail

• Monthly dues: $780 · $9,360/yr

Listing history 32 events

1. 2026-06-21
   days on market $58,000 Active 41 DOM
2. 2026-06-18
   days on market $58,000 Active 38 DOM
3. 2026-06-17
   days on market $58,000 Active 37 DOM
4. 2026-06-16
   days on market $58,000 Active 36 DOM
5. 2026-06-15
   days on market $58,000 Active 35 DOM
6. 2026-06-13
   days on market $58,000 Active 33 DOM
7. 2026-06-10
   price $58,000 Active 29 DOM
8. 2026-06-09
   days on market $64,000 Active 29 DOM
9. 2026-06-08
   days on market $64,000 Active 28 DOM
10. 2026-06-07
    days on market $64,000 Active 27 DOM
11. 2026-06-03
    days on market $64,000 Active 23 DOM
12. 2026-06-02
    days on market $64,000 Active 22 DOM
13. 2026-06-01
    days on market $64,000 Active 21 DOM
14. 2026-05-31
    days on market $64,000 Active 20 DOM
15. 2026-05-11
    listed $64,000 Active
16. 2026-04-22
    historical
17. 2026-04-08
    price $59,000
18. 2026-03-17
    price $65,000
19. 2026-02-25
    price $69,977
20. 2026-02-05
    price $69,999
21. 2026-01-28
    price $74,900
22. 2026-01-06
    listed $74,990 Active
23. 2026-01-06
    historical
24. 2025-11-01
    price $74,990
25. 2025-09-30
    price $79,990
26. 2025-08-19
    price $79,999
27. 2025-08-01
    price $81,490
28. 2025-07-25
    price $81,990
29. 2025-07-21
    price $87,000
30. 2025-07-04
    price $88,000
31. 2025-05-23
    price $88,990
32. 2025-05-01
    listed $89,500 Active

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,869
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$290
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − HOA: −$9,360
• − Depreciation: −$1,687
• Taxable loss: −$446
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $54/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 · 5 photos

Excellent 100/100 None rehab

This brand-new 2025 mobile home in a highly desirable 55+ community is move-in ready and in excellent condition. It offers modern finishes, central air conditioning, and a storage shed. The home is currently being offered with an incredible incentive equivalent to 6 months of free lot rent/hoa payments applied every other month during the first year.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers
• Both Painting exterior and interior walls — Fresh paint can make the home look more appealing and increase its value
• Both Upgrading appliances — Modern appliances can increase the home's appeal and value
• Both Adding smart home features — Smart home features can increase the home's appeal and value
• Both Upgrading flooring — Upgrading flooring can increase the home's appeal and value
• Both Upgrading lighting — Upgrading lighting can increase the home's appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers ↑
• Both Painting exterior and interior walls — Fresh paint can make the home look more appealing and increase its value ↑
• Both Upgrading appliances — Modern appliances can increase the home's appeal and value ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and value ↑
• Both Upgrading flooring — Upgrading flooring can increase the home's appeal and value ↑
• Both Upgrading lighting — Upgrading lighting can increase the home's appeal and 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: Granite District
• NCES district ID: 4900360
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $55,971
• Composite: 25.93/100
• National rank: #7336
• State rank: #69 of 80 in UT

Livability — West Valley City

• Score: 76/100
• State rank: #55
• US rank: #3285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Valley City, UT
• County: Salt Lake County · 1,195,750 people
• City population: 132,995
• Metro: Salt Lake City, UT
• Population (ZIP): 50,070
• Household income: $71,378
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1635.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 45% White 36% Two or more races 12% Black 5% Pacific Islander 4% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 3% Portuguese 2% Italian 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 54% English-only · Spanish 34% Other Asian/Pacific 3% Vietnamese 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: ▼ -332.72%
• Current HPI: 327.1858
• Rent YoY: ▲ 0.74%
• 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

-28.5% since first listed

18 events — show timeline

• 2026-05-11 Listed $64,000 WFRMLS
• 2026-04-22 Listing Removed — WFRMLS
• 2026-04-08 Price Changed $59,000 WFRMLS
• 2026-03-17 Price Changed $65,000 WFRMLS
• 2026-02-25 Price Changed $69,977 WFRMLS
• 2026-02-05 Price Changed $69,999 WFRMLS
• 2026-01-28 Price Changed $74,900 WFRMLS
• 2026-01-06 Listed $74,990 WFRMLS
• 2026-01-06 Listing Removed — WFRMLS
• 2025-11-01 Price Changed $74,990 WFRMLS
• 2025-09-30 Price Changed $79,990 WFRMLS
• 2025-08-19 Price Changed $79,999 WFRMLS
• 2025-08-01 Price Changed $81,490 WFRMLS
• 2025-07-25 Price Changed $81,990 WFRMLS
• 2025-07-21 Price Changed $87,000 WFRMLS
• 2025-07-04 Price Changed $88,000 WFRMLS
• 2025-05-23 Price Changed $88,990 WFRMLS
• 2025-05-01 Listed $89,500 WFRMLS