126 N 500 E #62 · Vernal, UT 84078

$149,900

4 bd · 2.0 ba · 1,736 sqft · Manufactured · 37 Days on market

Built 1994 Good condition

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious double-wide home located in East Meadows Mobile Home Park. Offering approximately 1,700 sq. ft. of living space, this well-maintained home features 4 bedrooms, 2 bathrooms, and ample parking. Recent upgrades include an updated kitchen with brand-new stainless steel appliances, a new roof, updated ceiling, new water heater, and much more. The monthly lot rent is $480 and includes water, sewer, and trash services. With its generous layout and numerous updates, this home is truly move-in ready and a must-see!

Key facts

• Double-wide home
• New water heater
• Updated kitchen

Tags

• DOUBLE-WIDE HOME
• EAST MEADOWS MOBILE HOME PARK
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• NEW ROOF
• NEW WATER HEATER

Property features AI

Finance

• HOA & community: Located in East Meadows Mobile Home Park

Exterior

• Parking: Four open/uncovered parking spaces
• Security: Fire alarm
• Utilities: Natural gas connected; Electricity connected; Water connected; Sewer connected
• Home design: Mobile home; Single-level living; Built and currently standing; Single-family zoning
• Construction: Asphalt roof; Other construction materials
• Exterior features: Open porch; Exterior lighting; Landscaping (full); Mature trees

Interior

• Kitchen: Refrigerator; Microwave; Free-standing range/oven
• Bedrooms: Four bedrooms (primary bedroom on the 1st floor)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air gas heating (central); Central air conditioning
• Interior features: Fire alarm; Primary bathroom; Free-standing range/oven; Ceiling fan; Blinds; Window coverings

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#60 in UT, #3,813 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, amenities A; Watch: crime D+, health & safety D+, employment F.
• Uintah District (town): math 34% / reading 34% proficiency, ranked #60 of 80 in UT (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Naples School (math 39% / reading 36%, grade F, #352 of 585 statewide, top 60%, 502 students, 56% FRL); Uintah Middle School (math 37% / reading 42%, grade F, #75 of 138 statewide, top 56%, 669 students, 40% FRL); Uintah High (math 18% / reading 36%, grade F, #131 of 171 statewide, top 79%, 1,808 students, 31% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 276 active listings in the ZIP; solid renter incomes; 85 units permitted in Uintah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Uintah County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.08%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.07% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-4,446
• Equity at exit: $22,351

10-year hold

• IRR: 8.1%
• Equity multiple: 1.64×
• Total profit: $27,030
• Equity at exit: $12,961

Cash invested: $41,972 (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 84078

• Rents YoY: 4.1%
• Active inventory: 276
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,669 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $283

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 78%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $149,900 Active 37 DOM
2. 2026-06-18
   days on market $149,900 Active 36 DOM
3. 2026-06-17
   days on market $149,900 Active 35 DOM
4. 2026-06-16
   days on market $149,900 Active 34 DOM
5. 2026-06-15
   days on market $149,900 Active 33 DOM
6. 2026-06-14
   days on market $149,900 Active 31 DOM
7. 2026-06-12
   days on market $149,900 Active 30 DOM
8. 2026-06-09
   days on market $149,900 Active 27 DOM
9. 2026-06-08
   days on market $149,900 Active 26 DOM
10. 2026-06-07
    days on market $149,900 Active 25 DOM
11. 2026-06-02
    days on market $149,900 Active 20 DOM
12. 2026-06-01
    days on market $149,900 Active 19 DOM
13. 2026-05-31
    days on market $149,900 Active 18 DOM
14. 2026-05-30
    days on market $149,900 Active 17 DOM
15. 2026-05-14
    listed $149,900 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,029
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$4,361
• Taxable income: $1,069
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $3,135/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 · 20 photos

Good 80/100 Cosmetic rehab

This move-in ready, well-maintained double-wide manufactured home in East Meadows Mobile Home Park offers a spacious layout with recent updates and is a must-see for investors looking for a turnkey property.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping and curb appeal improvements — Improves curb appeal and rental value.
• Both New flooring in bathrooms — Updates bathrooms and improves resale value.
• Both New ceiling fans in bedrooms — Enhances comfort and value.
• Both New lighting fixtures — Improves aesthetics and energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and rental value. ↑
• Both New flooring in bathrooms — Updates bathrooms and improves resale value. ↑
• Both New ceiling fans in bedrooms — Enhances comfort and value. ↑
• Both New lighting fixtures — Improves aesthetics and energy efficiency. ↑

ⓘ 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: Uintah District
• NCES district ID: 4901080
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $62,125
• Composite: 30.69/100
• National rank: #6177
• State rank: #60 of 80 in UT

Livability — Vernal

• Score: 75/100
• State rank: #60
• US rank: #3813

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vernal, UT
• County: Uintah County · 30,975 people
• City population: 30,975
• Metro: Vernal, UT
• Population (ZIP): 30,975
• Household income: $75,113
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 223.0

Population outlook (Uintah County) Hauer SSP2

• Today (2025): 49,582 people
• By 2030: 56,006 · +13.0%
• By 2040: 70,034 · +41.2%
• By 2050: 85,323 · +72.1%
• By 2075: 124,396 · +150.9%
• By 2100: 154,630 · +211.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 8% Native American 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 6% Slovak 3% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Uintah

• 2024 margin: Solid R (+73.6) · D 12.3% · R 85.9% · Other 1.8%
• 2008→2024 swing: -4.8pp toward R · 2008: -68.8pp · 2024: -73.6pp
• All cycles: 2024: R+73.6 2020: R+75.8 2016: R+68.9 2012: R+81.3 2008: R+68.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -304.65%
• Current HPI: 197.5429
• Rent YoY: ▲ 4.07%
• Metro: Vernal, 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

1 event — show timeline

• 2026-05-14 Listed $149,900 WFRMLS