11259 S Crescent Park Cir #172 · Sandy, UT 84070

$127,900

4 bd · 2.0 ba · 1,380 sqft · Manufactured · 5 Days on market

Built 1973 435 sqft lot $1200/mo HOA · 48% of rent ↓ 5% 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).

• 1% rule +10.0/10.0
• Cash flow +8.7/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• 2 parking spots
• Community pool
• Built 1973

Property features AI

Finance

• Other: Residential current use; Subdivision: Crescentwood Village; Zoning: RES
• HOA & community: Homeowners association with management; Monthly association fee of $1,200; Community amenities include clubhouse, playground and pool; pets permitted

Exterior

• Parking: Covered carport with 2 spaces (total parking for 2)
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary (public) water
• Home design: Manufactured home; Faces southwest
• Construction: Built in 2024; Aluminum construction; Membrane roof; Built and standing condition
• Exterior features: Covered patio; Awnings; Double-pane windows; Partial fencing; Storage shed(s); Landscaping: full

Interior

• Kitchen: Portable dishwasher; Range hood; Refrigerator
• Bedrooms: Four main-level bedrooms; Primary bedroom on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central gas heating; Evaporative cooling
• Interior features: Primary bathroom; Walk-in closet; Blinds and drapes on windows

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $128k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (12.3% below list).
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $112k (12.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 83/100 on livability (#23 in UT, #920 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Canyons District (suburban): math 49% / reading 53% proficiency, ranked #12 of 80 in UT (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Crescent School (math 42% / reading 42%, grade F, #287 of 585 statewide, top 52%, 423 students, 30% FRL); Mt. Jordan Middle (math 27% / reading 36%, grade F, #102 of 138 statewide, top 76%, 776 students, 44% FRL); Alta High (math 27% / reading 59%, grade F, #53 of 171 statewide, top 31%, 2,294 students, 15% FRL) — zoned schools at 30% FRL track the district average.
• Zoned-school proficiency averages 39% at this address vs 51% district-wide (-12 pts) — the specific schools serving this property underperform the Canyons District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.7%/yr); 137 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).
• This rent runs 38% of the median local income ($79k/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 $884 of loan paydown is wiped out by about $4k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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: HOA is 48% of rent.

Recommended offer $112,161 (12.3% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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?
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: 1.95% ✓
• Cap rate: 5.27%
• Cash-on-cash: -3.64%
• DSCR: 0.84
• GRM: 4.3

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: -30.8%
• Equity multiple: 0.04×
• Total profit: $-34,205
• Equity at exit: $19,070

10-year hold

• IRR: —
• Equity multiple: -0.78×
• Total profit: $-63,872
• Equity at exit: $11,058

Cash invested: $35,812 (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 84070

• Rents YoY: -2.7%
• Active inventory: 137
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,500 high
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,918/yr
• Insurance: −$53
• HOA: −$1,200
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-109

Break-even live

Break-even rent $2,638

Max offer price $112,161

Occupancy floor 99%

Sensitivity live

Price	-10% $-20	-5% $-65	+0% $-109	+5% $-153	+10% $-197
Rent	-10% $-306	-5% $-208	+0% $-109	+5% $-10	+10% $89
Rate	-1.0pp $-44	-0.5pp $-76	base $-109	+0.5pp $-142	+1.0pp $-176

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: $31,975
• Closing costs: $3,837
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11251 S State St Sandy, UT	1.0–3.0	1.0–2.0	895	$2,235	$2.50	3d	20	0.29mi
11171 S Apple Cider Dr Sandy, UT	2.0–4.0	2.0–3.5	1508	$3,348	$2.22	3d	3	0.65mi
644 E Shadow View Ln Draper, UT	3.0	2.5	1260	$2,195	$1.74	4d	1	0.95mi
11627 S Frost View Ln Draper, UT	3.0	2.5	1736	$2,350	$1.35	5d	1	1.04mi
11418 S Lemongrass CT Draper, UT	2.0–4.0	2.0–3.5	1643	$3,049	$1.86	25d	1	1.08mi
12092 S Draper Crest Ln Draper, UT	1.0–3.0	1.0–2.5	1183	$2,489	$2.10	3d	14	1.13mi
11875 S Poultry Dr Draper, UT	4.0	2.0	1568	$2,295	$1.46	5d	1	1.16mi
983 E Dry Gulch Cir Sandy, UT	3.0	2.0	1550	$2,650	$1.71	25d	1	1.20mi
10302 S Clearview Dr Sandy, UT	5.0	2.0	1800	$750	$0.42	19d	1	1.25mi
10203 S 360 E Sandy, UT	4.0	2.0	1758	$2,550	$1.45	5d	1	1.33mi
124 E South Dry Creek Ridge Ln Sandy, UT	1.0–3.0	1.0–2.0	864	$2,221	$2.57	3d	23	1.43mi
652 E 12225 S Draper, UT	3.0	2.0	1588	$2,300	$1.45	25d	1	1.45mi

HOA detail

• Monthly dues: $1,200 · $14,400/yr

Listing history 4 events

1. 2026-06-21
   days on market $127,900 Active 5 DOM
2. 2026-06-18
   days on market $127,900 Active 2 DOM
3. 2026-06-16
   remarks 378-char remark
4. 2026-06-16
   listed $127,900 Active 1 DOM

ⓘ 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 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,002
• − Mortgage interest: −$7,164
• − Property taxes: −$1,918
• − Insurance: −$640
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$14,400
• − Depreciation: −$3,721
• Taxable loss: −$2,642
• Est. tax savings @ 24.0%: +$634
• After-tax cash flow: $-671/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: Canyons District
• NCES district ID: 4900142
• Math proficiency: 49% ▼ -5.00%
• Reading proficiency: 53% ▼ -3.00%
• Median HH income: $74,107
• Composite: 45.91/100
• National rank: #2548
• State rank: #12 of 80 in UT

Livability — Sandy

• Score: 83/100
• State rank: #23
• US rank: #920

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sandy, UT
• County: Salt Lake County · 1,195,750 people
• City population: 81,994
• Metro: Salt Lake City, UT
• Population (ZIP): 30,472
• Household income: $78,991
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 1137.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 23% Two or more races 10% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 10% Salvadoran 1%
• Common ancestry: Slovak 4% Italian 2% Portuguese 2%
• Foreign-born: 15% · Canada, Dominican Republic, China
• Languages at home: 76% English-only · Spanish 17% Other Asian/Pacific 2% Russian/Polish/Slavic 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: ▼ -207.18%
• Current HPI: 313.8027
• Rent YoY: ▼ -2.71%
• 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

-5.3% since first listed

13 events — show timeline

• 2026-06-16 Listed $127,900 WFRMLS
• 2025-11-01 Listing Removed — WFRMLS
• 2025-07-14 Price Changed $139,900 WFRMLS
• 2025-06-20 Price Changed $144,900 WFRMLS
• 2025-05-29 Price Changed $149,900 WFRMLS
• 2025-05-21 Price Changed $154,900 WFRMLS
• 2025-05-03 Price Changed $155,000 WFRMLS
• 2025-04-19 Listed $160,000 WFRMLS
• 2024-09-06 Sold (MLS) — WFRMLS
• 2024-08-12 Pending — WFRMLS
• 2024-07-15 Listed $135,000 WFRMLS
• 2023-03-26 Listing Removed — WFRMLS
• 2023-01-11 Listed $135,000 WFRMLS