5445 E 14250 N #16 · Wales, UT 84623

$95,000

3 bd · 1.0 ba · 720 sqft · Manufactured · 381 Days on market

Built 1971 Good condition 435 sqft lot ↓ 32% since listing

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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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

SELLER FINANCING AVAILABLE CALL AGENT. EXCELLENT RECREATIONAL . Completely remodeled, like new, primary or secondary home located in this beautiful park, with well maintained grassy areas around each trailer pad. This is a one of a kind, open rural location with gorgeous mountain views, close to all types of recreational activities, fishing, hunting, mountain ATV trails and more. ALTHOUGH THIS WAS AN OLDER TRAILER, IT RECEIVED AN ENTIRE MAKEOVER AND IS NOW NICER THEN MOST NEW TRAILERS. All walls and inside framing were removed, including the outside walls. The ceiling and roof surface were removed and the framing for the roof was reinforced throughout and new insulation installed. The outside frame was cleaned and reinforced with new studs and insulation. Rooms were re-framed with new wood , and new drywall was installed throughout, including the ceiling. All interior sheetrock was newly painted. New closets were added to two of the bedrooms which had none. Additionally new closet doors were added to the master closet. All plumbing and electrical wiring replaced. .. including new light fixtures and electrical outlets installed, and a new electric water heater. All new duct work was added with new vent covers and a new furnace and air conditioner were installed. All windows were replaced with new, energy efficient window and pleated honeycomb shades blinds with lift. Sub floor was completely replaced and new contemporary laminate flooring was installed throughout entire house. New front and back doors were replace as well as all interior doors with top quality doors and hardware. Kitchen was reconfigured and has all new cabinetry with soft closed doors and drawers, counter tops, sink, lighting and appliances(stove, microwave with vent, and refrigerator). Bathroom was also reconfigured and has all new bathroom fixtures, vanity, and storage shelves installed. New skirting was built around the home, outside siding repaired, and all of the siding and skirting was painted with thermal cork shield paint adding insulation and water proofing to the home. Front porch was updated with railings, porch roof framing was replaced and new steps were built on the back door. A new TPO roof was installed on entire house and front porch. The osmosis unit under the kitchen sink is required and was installed by and belongs to Chester Mobile Home Park.

Key facts

• New flooring
• New appliances
• New cabinetry

Tags

• GORGEOUS MOUNTAIN VIEWS
• NEW CABINETRY
• NEW APPLIANCES
• NEW FLOORING
• NEW LIGHT FIXTURES
• NEW ELECTRIC WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#218 in UT) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+, employment B; Watch: schools F, amenities F, commute F.
• North Sanpete District (rural): math 40% / reading 43% proficiency, ranked #40 of 80 in UT (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 266 units permitted in Sanpete County in 2024 (44 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.0% local appreciation)).
• Sanpete County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 381 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $45k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 381 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 1971 — 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 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. 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: 1.05% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.1%
• Equity multiple: 1.75×
• Total profit: $19,981
• Equity at exit: $42,716

10-year hold

• IRR: 15.1%
• Equity multiple: 3.23×
• Total profit: $59,222
• Equity at exit: $65,831

Cash invested: $26,600 (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 84623

• Active inventory: 9
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $134

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 82%

Sensitivity live

Price	-10% $199	-5% $167	+0% $134	+5% $101	+10% $68
Rent	-10% $55	-5% $94	+0% $134	+5% $173	+10% $213
Rate	-1.0pp $182	-0.5pp $158	base $134	+0.5pp $109	+1.0pp $84

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $95,000 Active 381 DOM
2. 2026-06-17
   days on market $95,000 Active 380 DOM
3. 2026-06-16
   days on market $95,000 Active 379 DOM
4. 2026-06-15
   days on market $95,000 Active 378 DOM
5. 2026-06-15
   days on market $95,000 Active 377 DOM
6. 2026-06-13
   days on market $95,000 Active 376 DOM
7. 2026-06-12
   days on market $95,000 Active 375 DOM
8. 2026-06-09
   days on market $95,000 Active 372 DOM
9. 2026-06-08
   days on market $95,000 Active 371 DOM
10. 2026-06-08
    days on market $95,000 Active 370 DOM
11. 2026-06-07
    days on market $95,000 Active 369 DOM
12. 2026-06-03
    days on market $95,000 Active 366 DOM
13. 2026-06-02
    days on market $95,000 Active 365 DOM
14. 2026-06-01
    days on market $95,000 Active 364 DOM
15. 2026-05-31
    days on market $95,000 Active 363 DOM
16. 2026-02-02
    price $95,000 2371-char remark

    Show marketing remark (2371 chars)

    SELLER FINANCING AVAILABLE CALL AGENT. EXCELLENT RECREATIONAL . Completely remodeled, like new, primary or secondary home located in this beautiful park, with well maintained grassy areas around each trailer pad. This is a one of a kind, open rural location with gorgeous mountain views, close to all types of recreational activities, fishing, hunting, mountain ATV trails and more. ALTHOUGH THIS WAS AN OLDER TRAILER, IT RECEIVED AN ENTIRE MAKEOVER AND IS NOW NICER THEN MOST NEW TRAILERS. All walls and inside framing were removed, including the outside walls. The ceiling and roof surface were removed and the framing for the roof was reinforced throughout and new insulation installed. The outside frame was cleaned and reinforced with new studs and insulation. Rooms were re-framed with new wood , and new drywall was installed throughout, including the ceiling. All interior sheetrock was newly painted. New closets were added to two of the bedrooms which had none. Additionally new closet doors were added to the master closet. All plumbing and electrical wiring replaced. .. including new light fixtures and electrical outlets installed, and a new electric water heater. All new duct work was added with new vent covers and a new furnace and air conditioner were installed. All windows were replaced with new, energy efficient window and pleated honeycomb shades blinds with lift. Sub floor was completely replaced and new contemporary laminate flooring was installed throughout entire house. New front and back doors were replace as well as all interior doors with top quality doors and hardware. Kitchen was reconfigured and has all new cabinetry with soft closed doors and drawers, counter tops, sink, lighting and appliances(stove, microwave with vent, and refrigerator). Bathroom was also reconfigured and has all new bathroom fixtures, vanity, and storage shelves installed. New skirting was built around the home, outside siding repaired, and all of the siding and skirting was painted with thermal cork shield paint adding insulation and water proofing to the home. Front porch was updated with railings, porch roof framing was replaced and new steps were built on the back door. A new TPO roof was installed on entire house and front porch. The osmosis unit under the kitchen sink is required and was installed by and belongs to Chester Mobile Home Park.

17. 2025-06-02
    listed $140,000 Active 2371-char remark

    Show marketing remark (2371 chars)

    SELLER FINANCING AVAILABLE CALL AGENT. EXCELLENT RECREATIONAL . Completely remodeled, like new, primary or secondary home located in this beautiful park, with well maintained grassy areas around each trailer pad. This is a one of a kind, open rural location with gorgeous mountain views, close to all types of recreational activities, fishing, hunting, mountain ATV trails and more. ALTHOUGH THIS WAS AN OLDER TRAILER, IT RECEIVED AN ENTIRE MAKEOVER AND IS NOW NICER THEN MOST NEW TRAILERS. All walls and inside framing were removed, including the outside walls. The ceiling and roof surface were removed and the framing for the roof was reinforced throughout and new insulation installed. The outside frame was cleaned and reinforced with new studs and insulation. Rooms were re-framed with new wood , and new drywall was installed throughout, including the ceiling. All interior sheetrock was newly painted. New closets were added to two of the bedrooms which had none. Additionally new closet doors were added to the master closet. All plumbing and electrical wiring replaced. .. including new light fixtures and electrical outlets installed, and a new electric water heater. All new duct work was added with new vent covers and a new furnace and air conditioner were installed. All windows were replaced with new, energy efficient window and pleated honeycomb shades blinds with lift. Sub floor was completely replaced and new contemporary laminate flooring was installed throughout entire house. New front and back doors were replace as well as all interior doors with top quality doors and hardware. Kitchen was reconfigured and has all new cabinetry with soft closed doors and drawers, counter tops, sink, lighting and appliances(stove, microwave with vent, and refrigerator). Bathroom was also reconfigured and has all new bathroom fixtures, vanity, and storage shelves installed. New skirting was built around the home, outside siding repaired, and all of the siding and skirting was painted with thermal cork shield paint adding insulation and water proofing to the home. Front porch was updated with railings, porch roof framing was replaced and new steps were built on the back door. A new TPO roof was installed on entire house and front porch. The osmosis unit under the kitchen sink is required and was installed by and belongs to Chester Mobile Home Park.

18. 2024-10-19
    historical
19. 2023-10-31
    listed $140,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,005
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,764
• Taxable income: $99
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $1,582/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 · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home has been completely remodeled and is in excellent condition, with new flooring, cabinets, and paint. It is move-in ready and offers a beautiful rural location with mountain views.

Value-add opportunities

• Both Landscaping and curb appeal — Enhances curb appeal and adds value for both resale and rental
• Both New flooring in living areas — Improves aesthetics and adds value for both resale and rental

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal — Enhances curb appeal and adds value for both resale and rental ↑
• Both New flooring in living areas — Improves aesthetics and adds value for both resale and rental ↑

ⓘ 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: North Sanpete District
• NCES district ID: 4900660
• Math proficiency: 40% ▼ -7.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $49,765
• Composite: 35.71/100
• National rank: #4864
• State rank: #40 of 80 in UT

Livability — Wales

• Score: 61/100
• State rank: #218
• US rank: #18218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 336

Population outlook (Sanpete County) Hauer SSP2

• Today (2025): 32,031 people
• By 2030: 33,542 · +4.7%
• By 2040: 36,370 · +13.5%
• By 2050: 38,856 · +21.3%
• By 2075: 42,939 · +34.1%
• By 2100: 42,841 · +33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 24% White 9%
• Hispanic origin (detail): Mexican 38% Puerto Rican 24% Salvadoran 29%
• Foreign-born: 22% · Canada, Dominican Republic
• Languages at home: 27% English-only · Spanish 73%

Political lean MEDSL · Sanpete

• 2024 margin: Solid R (+67.6) · D 14.7% · R 82.3% · Other 3.0%
• 2008→2024 swing: -10.2pp toward R · 2008: -57.4pp · 2024: -67.6pp
• All cycles: 2024: R+67.6 2020: R+68.6 2016: R+55.3 2012: R+78.1 2008: R+57.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-32.1% since first listed

4 events — show timeline

• 2026-02-02 Price Changed $95,000 WFRMLS
• 2025-06-02 Listed $140,000 WFRMLS
• 2024-10-19 Listing Removed — WFRMLS
• 2023-10-31 Listed $140,000 WFRMLS