8506 Sunset Hills Dr #180 · Magna, UT 84044

$65,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 50 Days on market

Built 2009 Good condition $1109/mo HOA · 58% of rent ↓ 6% 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 +9.3/30.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• DSCR +2.6/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well cared for 3 bedroom, 2 bathroom home in Magna. The original owner has taken great pride in maintaining the home, with just cleaned carpet and exterior paint that create a clean, welcoming feel the moment you walk in. Washer, dryer and refrigerator are included. Located in a community with access to a clubhouse, swimming pool, and basketball court, this home offers a convenient lifestyle just minutes from shopping, dining, grocery stores, and everyday essentials. Now priced at $65,000. Buyer is advised to verify all information.

Key facts

• Exterior paint
• Clean carpet
• Swimming pool

Tags

• CLEAN CARPET
• EXTERIOR PAINT
• ACCESS TO CLUBHOUSE
• SWIMMING POOL
• BASKETBALL COURT

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Association fee is $1,109 per month; Community clubhouse; Management; Pets permitted; Picnic area; Playground; Pool; Subdivision: SUNSET VISTA

Exterior

• Parking: 2 total parking spaces; 2 open parking spaces
• Utilities: Residential use
• Home design: Manufactured home; Built and currently standing
• Construction: Asphalt roof
• Exterior features: Partially fenced yard; Automatic full sprinkler system; Full landscaping

Interior

• Kitchen: Range hood; Refrigerator; Portable dishwasher
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Blinds on windows; Ceiling fan; Storage shed(s); Window coverings; Total of 8 rooms; No basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-47 ($-569/yr) — negative.
• To cash-flow at today's rent, offer at most $58k (10.6% below list).
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $58k (10.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 74/100 on livability (#65 in UT, #4,367 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living B; Watch: amenities F, health & safety D-.
• Granite District (suburban): math 26% / reading 32% proficiency, ranked #69 of 80 in UT (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Elk Run Elementary (math 19% / reading 22%, grade F, #518 of 585 statewide, top 89%, 629 students, 55% FRL); Scott M Matheson Jr High (math 18% / reading 22%, grade F, #128 of 138 statewide, top 93%, 1,081 students, 51% FRL); Cyprus High (math 11% / reading 33%, grade F, #150 of 171 statewide, top 88%, 2,709 students, 47% FRL).
• Market conditions: 209 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 50 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 58% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,136 (10.6% 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 50 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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 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. 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: 2.94% ✓
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 2.8

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: -20.0%
• Equity multiple: 0.29×
• Total profit: $-12,844
• Equity at exit: $9,692

10-year hold

• IRR: -10.4%
• Equity multiple: 0.33×
• Total profit: $-12,188
• Equity at exit: $5,620

Cash invested: $18,200 (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 84044

• Active inventory: 209
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$1,109
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-47

Break-even live

Break-even rent $1,972

Max offer price $58,136

Occupancy floor 97%

Sensitivity live

Price	-10% $-3	-5% $-25	+0% $-47	+5% $-70	+10% $-92
Rent	-10% $-199	-5% $-123	+0% $-47	+5% $28	+10% $104
Rate	-1.0pp $-15	-0.5pp $-31	base $-47	+0.5pp $-64	+1.0pp $-81

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8525 W Elk Mountain Rd Magna, UT	2.0–3.0	1.5–2.0	1075	$1,739	$1.62	15d	2	0.11mi
8279 Arbor Park Dr Magna, UT	1.0–3.0	1.0–2.0	849	$2,094	$2.46	3d	7	0.26mi
8468 W Meadow Bank Way Magna, UT	3.0	2.0	1337	$2,280	$1.71	6d	1	0.32mi
3544 S Kingsburg Cv Magna, UT	2.0	1.0	885	$1,490	$1.68	15d	1	0.44mi
8548 W Henderson Way Magna, UT	1.0–3.0	1.0–2.0	983	$2,129	$2.17	3d	25	0.45mi
4032 S Dry Hollow Ln Magna, UT	3.0–4.0	2.0–2.5	1462	$1,949	$1.33	3d	15	0.59mi
8061 W Copperfield Pl #32 Magna, UT	3.0	2.0	1005	$1,650	$1.64	6d	1	0.66mi
3700 Jefferson Cir Unit B Magna, UT	2.0	1.0	1000	$1,300	$1.30	25d	1	1.19mi
2679 S Melville Dr Magna, UT	2.0	1.0	795	$1,598	$2.01	18d	1	1.37mi
8733 Coppertree Ln Magna, UT	2.0–3.0	1.0–2.0	1000	$1,834	$1.83	12d	1	1.38mi

HOA detail

• Monthly dues: $1,109 · $13,308/yr
• Likely covers: pool

Listing history 14 events

1. 2026-06-18
   days on market $65,000 Active 50 DOM
2. 2026-06-17
   days on market $65,000 Active 49 DOM
3. 2026-06-16
   days on market $65,000 Active 48 DOM
4. 2026-06-15
   days on market $65,000 Active 47 DOM
5. 2026-06-13
   days on market $65,000 Active 45 DOM
6. 2026-06-09
   days on market $65,000 Active 41 DOM
7. 2026-06-08
   days on market $65,000 Active 40 DOM
8. 2026-06-07
   days on market $65,000 Active 39 DOM
9. 2026-06-03
   days on market $65,000 Active 35 DOM
10. 2026-06-02
    days on market $65,000 Active 34 DOM
11. 2026-06-01
    days on market $65,000 Active 33 DOM
12. 2026-05-31
    days on market $65,000 Active 32 DOM
13. 2026-05-15
    price $65,000
14. 2026-04-29
    listed $69,000 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,948
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − HOA: −$13,308
• − Depreciation: −$1,891
• Taxable loss: −$863
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $-362/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 75/100 Cosmetic rehab

This well-maintained mobile home is in good condition with some cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Minor kitchen appliances — basic and outdated

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance
• Both update kitchen and bathroom — Modernizing these spaces can increase both resale and rental value
• Resale replace carpeting — Carpet can be outdated and may need replacing for a more modern look

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
kitchen appliances · basic and outdated	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Both update kitchen and bathroom — Modernizing these spaces can increase both resale and rental value ↑
• Resale replace carpeting — Carpet can be outdated and may need replacing for a more modern look ↑

ⓘ 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: Granite District
• NCES district ID: 4900360
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $55,971
• Composite: 25.93/100
• National rank: #7336
• State rank: #69 of 80 in UT

Livability — Magna

• Score: 74/100
• State rank: #65
• US rank: #4367

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Magna, UT
• County: Salt Lake County · 1,195,750 people
• City population: 30,031
• Metro: Salt Lake City, UT
• Population (ZIP): 30,031
• Household income: $90,346
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 384.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 54% Hispanic / Latino 36% Two or more races 14% Asian 2% Pacific Islander 2% Black 2%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Slovak 4% Iranian 2% Italian 2%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 24% Other Asian/Pacific 2% Other Indo-European 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: ▼ -191.88%
• Current HPI: 355.0523
• Rent YoY: —
• 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

-5.8% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $65,000 WFRMLS
• 2026-04-29 Listed $69,000 WFRMLS