238 E Detroiter Cir S · Murray, UT 84107

$99,900

3 bd · 2.0 ba · 1,792 sqft · Manufactured · 31 Days on market

Built 1999 435 sqft lot $1080/mo HOA · 50% of rent

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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 +10.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +3.5/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Mobile home park
• Swimming pool
• Club house

Tags

• MOBILE HOME PARK
• CLUB HOUSE
• SWIMMING POOL
• NEW ROOF
• NEW CENTRAL AIR

Property features AI

Finance

• Other: Accessibility features include grip-accessible elements and single-level living
• HOA & community: Homeowners association (Nicholas) with a monthly fee of $1,080; Gated, senior community with clubhouse (subdivision: COTTONWOOD COVES)

Exterior

• Parking: Carport providing 1 covered parking space (total 1 parking space)
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary (domestic) water connected
• Home design: Mobile home style; Single-level living; Faces north; Residential use
• Construction: Aluminum construction with composition roof; Asphalt roof; Built/standing condition
• Exterior features: Covered deck/awning; Double-pane windows; Storm doors; Partially fenced lot; Automatic full sprinkler system; In-ground private pool with fence

Interior

• Kitchen: Gas range (built-in)
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Forced air heating (gas central); Central air conditioning
• Interior features: Primary bathroom with separate tub and shower; Walk-in closet; Built-in range/oven; Vaulted ceilings; Blinds and drapes on full windows; Total of 10 rooms; No basement
• Laundry & utility: Washer and dryer included; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $83k (16.6% below list).
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $83k (16.6% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents falling (-3.0%/yr); 226 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).
• This rent runs 36% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 31 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 50% of rent.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,355 (16.6% 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 31 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.18% ✓
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 3.8

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: -34.5%
• Equity multiple: -0.04×
• Total profit: $-29,123
• Equity at exit: $14,895

10-year hold

• IRR: —
• Equity multiple: -1.02×
• Total profit: $-56,435
• Equity at exit: $8,638

Cash invested: $27,972 (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 84107

• Rents YoY: -3.0%
• Active inventory: 226
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,180 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,080
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-114

Break-even live

Break-even rent $2,325

Max offer price $83,355

Occupancy floor —

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 E 4500 S #13 Salt Lake City, UT	2.0	1.0	1400	$1,400	$1.00	3d	1	0.22mi
4109 S 300 E Salt Lake City, UT	2.0	2.0	1334	$2,600	$1.95	1d	1	0.37mi
4410 S Main St Salt Lake City, UT	2.0	1.0–2.0	892	$2,810	$3.15	2d	76	0.37mi
38 W Beebe Ln Salt Lake City, UT	3.0	4.0	1960	$2,500	$1.28	2d	1	0.41mi
44 W Iko Ave Millcreek, UT	2.0	2.5	1296	$2,200	$1.70	4d	1	0.51mi
428 E Park Oak Pl Salt Lake City, UT	3.0	2.5	1500	$2,300	$1.53	4d	1	0.53mi
279 E Ailee Ln Salt Lake City, UT	3.0	2.5	2022	$2,550	$1.26	2d	1	0.58mi
4775 S Meadow View Rd Salt Lake City, UT	4.0	2.0	2600	$3,300	$1.27	2d	1	0.66mi
480 E Brandt Ct Salt Lake City, UT	2.0–3.0	1.5	1200	$2,009	$1.67	4d	4	0.67mi
4727 S Hillhouse Cv #102 Salt Lake City, UT	3.0	2.5	2020	$2,450	$1.21	23d	1	0.69mi
4748 S Hillhouse Cv #104 Salt Lake City, UT	3.0	2.5	1954	$2,500	$1.28	23d	1	0.74mi
593 E 4010 S Salt Lake City, UT	2.0	1.5	1602	$950	$0.59	18d	1	0.78mi
4380 S 900 E Millcreek, UT	3.0	2.5	1409	$2,499	$1.77	14d	1	0.96mi
4380 S 900 E #104 Millcreek, UT	3.0	2.5	1410	$2,699	$1.91	2d	1	0.96mi
4380 S 900 E Millcreek, UT	3.0	2.5	1409	$2,499	$1.77	23d	1	0.96mi
4386 S 900 E Millcreek, UT	2.0	3.5	1704	$2,599	$1.53	3d	1	0.96mi
4364 S 900 E Millcreek, UT	3.0	2.5	1409	$2,499	$1.77	23d	1	1.01mi
4386 S 900 E Salt Lake City, UT	3.0	2.5	1410	$2,499	$1.77	4d	1	1.01mi
4251 S 900 E Salt Lake City, UT	3.0	2.0	1670	$2,495	$1.49	11d	1	1.05mi
853 E 4680 S Murray, UT	3.0	1.0–2.0	921	$2,579	$2.80	1d	11	1.09mi
810 E 3900 S Millcreek, UT	2.0	2.5	1516	$2,245	$1.48	10d	2	1.10mi
3714 S Balmossie Ln South Salt Lake, UT	3.0	2.5	1590	$1,900	$1.19	23d	1	1.11mi
834 E 3900 S Millcreek, UT	2.0	2.5	1516	$2,195	$1.45	23d	1	1.11mi
3738 S 700 E Unit A Salt Lake City, UT	3.0	2.0	2600	$2,495	$0.96	2d	1	1.12mi
3701 S Balmossie Ln South Salt Lake, UT	3.0	2.5	1878	$2,049	$1.09	16d	1	1.12mi
838 E 3900 S Millcreek, UT	2.0	2.5	1516	$2,245	$1.48	13d	1	1.13mi
3570 S 300 E Salt Lake City, UT	3.0	2.5	1500	$1,688	$1.12	1d	10	1.15mi
3552 S Terra Sol Dr South Salt Lake, UT	3.0	2.5	2100	$2,800	$1.33	23d	1	1.18mi
434 E Penney Ave South Salt Lake, UT	3.0	2.0	1660	$2,450	$1.48	14d	1	1.20mi
447 W 4800 S Salt Lake City, UT	2.0	1.0–2.0	807	$2,034	$2.52	2d	102	1.22mi
3478 S Wick Pl #61 South Salt Lake, UT	3.0	2.5	1818	$2,850	$1.57	4d	1	1.30mi
750 E Three Fountains Dr Murray, UT	2.0	2.5	1800	$1,600	$0.89	20d	1	1.32mi
4718 Dutch Hollow Ln Millcreek, UT	2.0	2.5	1486	$2,195	$1.48	23d	1	1.32mi
4714 Dutch Hollow Ln Millcreek, UT	2.0	2.5	1486	$2,265	$1.52	23d	1	1.33mi
4754 Dutch Hollow Ln Millcreek, UT	3.0	2.5	1658	$2,400	$1.45	2d	2	1.34mi
1016 E 3825 S Unit 1020 Millcreek, UT	4.0	2.0	1568	$2,000	$1.28	2d	1	1.41mi
5150 S Caribbean Way Salt Lake City, UT	4.0	2.0	2100	$2,850	$1.36	21d	1	1.44mi
4924 S Murray Blvd Salt Lake City, UT	1.0–3.0	1.0–2.5	1205	$2,125	$1.76	2d	40	1.44mi
4341 S Riverboat Rd Salt Lake City, UT	1.0–3.0	1.0–2.0	1008	$1,767	$1.75	4d	12	1.46mi
900 E. 3723 S Millcreek, UT	2.0–3.0	2.5	1509	$2,699	$1.79	1d	11	1.50mi

HOA detail

• Monthly dues: $1,080 · $12,960/yr

Listing history 21 events

1. 2026-06-18
   days on market $99,900 Active 31 DOM
2. 2026-06-17
   days on market $99,900 Active 30 DOM
3. 2026-06-16
   days on market $99,900 Active 29 DOM
4. 2026-06-15
   days on market $99,900 Active 28 DOM
5. 2026-06-13
   days on market $99,900 Active 26 DOM
6. 2026-06-13
   days on market $99,900 Active 25 DOM
7. 2026-06-09
   days on market $99,900 Active 22 DOM
8. 2026-06-08
   days on market $99,900 Active 21 DOM
9. 2026-06-07
   days on market $99,900 Active 20 DOM
10. 2026-06-05
    days on market $99,900 Active 17 DOM
11. 2026-06-03
    days on market $99,900 Active 16 DOM
12. 2026-06-02
    days on market $99,900 Active 15 DOM
13. 2026-06-01
    days on market $99,900 Active 14 DOM
14. 2026-05-31
    days on market $99,900 Active 13 DOM
15. 2026-05-18
    listed $99,900 Active
16. 2000-07-10
    soldstatus 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

17. 2000-03-13
    listed $79,900 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2000-02-29
    historical
19. 1999-07-22
    listed $74,900
20. 1998-10-13
    historical
21. 1998-08-13
    listed $29,900

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,165
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$1,297
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − HOA: −$12,960
• − Depreciation: −$2,906
• Taxable loss: −$2,279
• Est. tax savings @ 24.0%: +$547
• After-tax cash flow: $-825/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): 38,257
• Household income: $72,108
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 2149.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 18% Two or more races 12% Asian 5% Black 4% Pacific Islander 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Slovak 4% Iranian 2%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 10% Other Indo-European 4% Other Asian/Pacific 2%

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: ▼ -404.21%
• Current HPI: 309.8745
• Rent YoY: ▼ -3.04%
• 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

+234.1% since first listed

7 events — show timeline

• 2026-05-18 Listed $99,900 WFRMLS
• 2000-07-10 Sold (MLS) — WFRMLS
• 2000-03-13 Listed $79,900 WFRMLS
• 2000-02-29 Listing Removed — WFRMLS
• 1999-07-22 Listed $74,900 WFRMLS
• 1998-10-13 Listing Removed — WFRMLS
• 1998-08-13 Listed $29,900 WFRMLS