1598 N 210 E #107 · Tooele, UT 84074

$87,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 229 Days on market

Built 1973 $815/mo HOA · 40% of rent

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Why this score? — see what drove the C+ 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 +25.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CHECK OUT THIS NEW DOUBLE WIDE MOBILE HOME FOR SALE! RECENTLY REMODELED WITH LVP FLOORING, STAINLESS APPLIANCES, WASHER/DRYER, KITCHEN, BATHS, INTERIOR/EXTERIOR PAINT, SECURITY CAMERAS, CENTRAL AC AND HEAT ETC. MUST SEE INSIDE TO APPRECIATE. TWO COVERED PARKING SPACES, TWO EXTRA UNCOVERED SPACES, ROOM FOR SMALLER RV/CAMPER, TWO COVERED DECKS AND LARGE BACK PATIO WITH NICE MOUNTAIN VIEWS AND AFTERNOON SHADE. STORAGE SHED/WORKSHOP WIRED AND INCLUDED. ALL APPLIANCES AND SOME FURNISHINGS ARE NEGOTIABLE. A GREAT STARTER, SMALL FAMILY, OR RETIREMENT HOME. SCHEDULE YOUR APPOINTMENT TODAY! All footage and measurements are deemed reliable but not guaranteed. Buyer is advised to obtain their own

Key facts

• Security cameras
• Recently remodeled
• Stainless appliances

Tags

• RECENTLY REMODELED
• LVP FLOORING
• STAINLESS APPLIANCES
• SECURITY CAMERAS
• CENTRAL AC AND HEAT
• TWO COVERED PARKING SPACES

Property features AI

Finance

• HOA & community: Homeowners association with an $815 monthly fee

Exterior

• Parking: Carport (2 spaces); 2 covered parking spaces; 2 open parking spaces; 4 parking spaces total
• Utilities: Electricity connected; Public sewer connected; Water connected (culinary)
• Home design: Mobile home; Property is built and standing; Above-grade finished area reported
• Construction: Aluminum exterior; Built/standing construction
• Exterior features: Paved road access; Mountain view; West-facing

Interior

• Bedrooms: 3 bedrooms on the main level; Primary bedroom on the 1st floor
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Blinds; No basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $87k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#52 in UT, #3,142 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: amenities F.
• Tooele District (town): math 32% / reading 34% proficiency, ranked #62 of 80 in UT (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Middle Canyon School (math 36% / reading 36%, grade F, #375 of 585 statewide, top 65%, 617 students, 24% FRL); Clarke N. Johnsen Jr High (math 40% / reading 41%, grade F, #69 of 138 statewide, top 51%, 892 students, 45% FRL); Tooele High (math 23% / reading 37%, grade F, #119 of 171 statewide, top 71%, 1,768 students, 25% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 579 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 867 units permitted in Tooele County in 2024 (87 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tooele County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 40% of rent.
• Climate carrying-cost: major flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-937
• Equity at exit: $12,972

10-year hold

• IRR: 8.2%
• Equity multiple: 1.61×
• Total profit: $14,910
• Equity at exit: $7,522

Cash invested: $24,360 (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 84074

• Rents YoY: 2.5%
• Active inventory: 579
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• HOA: −$815
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $214

Break-even live

Break-even rent $1,793

Max offer price $87,000

Occupancy floor 85%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1731 Copper Canyon Dr Tooele, UT	3.0	2.0	1399	$1,985	$1.42	14d	1	0.22mi
1908 N Patchwork Ave Tooele, UT	4.0	2.5	1400	$2,230	$1.59	19d	1	0.33mi
1942 N 20 W Tooele, UT	3.0	1.5	1298	$1,850	$1.43	23d	1	0.64mi
742 N 100 E Tooele, UT	1.0–3.0	1.0–2.0	892	$1,578	$1.77	23d	2	0.99mi
739 N 160 E Unit A Tooele, UT	3.0	2.0	1368	$1,750	$1.28	23d	1	1.01mi
135 E 730 N Unit 1 Tooele, UT	3.0	2.0	1368	$2,150	$1.57	4d	1	1.03mi
728 N 160 E Tooele, UT	3.0	2.0	1396	$1,800	$1.29	21d	1	1.03mi
116 E 730 N Unit 1 Tooele, UT	3.0	2.0	1368	$1,800	$1.32	23d	1	1.06mi
71 W 740 N Tooele, UT	3.0	2.0	1479	$2,200	$1.49	19d	1	1.11mi
1241 N Lexington Greens Dr Tooele, UT	1.0–3.0	1.0–2.0	1006	$1,799	$1.79	3d	40	1.22mi
345 E 400 N Unit A Tooele, UT	2.0	1.0	942	$1,425	$1.51	23d	1	1.48mi

HOA detail

• Monthly dues: $815 · $9,780/yr
• Likely covers: security

Listing history 8 events

1. 2026-06-03
   days on market $87,000 Active 229 DOM
2. 2026-06-02
   days on market $87,000 Active 228 DOM
3. 2026-06-01
   days on market $87,000 Active 227 DOM
4. 2026-05-31
   days on market $87,000 Active 226 DOM
5. 2026-03-03
   status Active
6. 2026-01-31
   historical Backup
7. 2025-11-14
   price $87,000
8. 2025-10-17
   listed $87,500 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 2 d/yr ≥92°F today · 6 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,756
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$435
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − HOA: −$9,780
• − Depreciation: −$2,531
• Taxable income: $1,871
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $2,113/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: Tooele District
• NCES district ID: 4901050
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $63,054
• Composite: 29.94/100
• National rank: #6379
• State rank: #62 of 80 in UT

Livability — Tooele

• Score: 77/100
• State rank: #52
• US rank: #3142

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tooele, UT
• County: Tooele County · 59,706 people
• City population: 59,706
• Metro: Salt Lake City, UT
• Population (ZIP): 59,706
• Household income: $108,341
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 355.0

Population outlook (Tooele County) Hauer SSP2

• Today (2025): 73,901 people
• By 2030: 79,080 · +7.0%
• By 2040: 89,127 · +20.6%
• By 2050: 98,460 · +33.2%
• By 2075: 115,767 · +56.7%
• By 2100: 122,453 · +65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 14% Two or more races 9% Pacific Islander 1% Black 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 5% Slovak 4% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Tooele

• 2024 margin: Solid R (+41.0) · D 28.1% · R 69.1% · Other 2.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -29.8pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+38.3 2016: R+30.0 2012: R+51.4 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.55%
• Current HPI: 244.981
• Rent YoY: ▲ 2.53%
• 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

-0.6% since first listed

4 events — show timeline

• 2026-03-03 Relisted — WFRMLS
• 2026-01-31 Contingent — WFRMLS
• 2025-11-14 Price Changed $87,000 WFRMLS
• 2025-10-17 Listed $87,500 WFRMLS