3676 S Willow River Rd · West Valley City, UT 84119

$94,900

3 bd · 2.0 ba · 1,150 sqft · Other · 15 Days on market

Built 2002 Fair condition

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Mobile home for sale, in the Riverside mobile home community 3676 S Willow River Rd #17, West Valley City. The land is not included in the purchase of the mobile home. The monthly lot rent is $1,077, and approval from the community is required before the purchase can be completed. 3 bedrooms 2 bathrooms, parking for 3 cars and A/C call o text for more information or to schedule an appointment

Key facts

• Built 2002
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#55 in UT, #3,285 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: schools F, crime D-, amenities F.
• 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.
• Market conditions: Rents flat; 232 active listings in the ZIP; 30 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,476 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.87% ✓
• Cap rate: 15.73%
• Cash-on-cash: 33.71%
• DSCR: 2.50
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.06×
• Total profit: $28,241
• Equity at exit: $14,150

10-year hold

• IRR: 32.7%
• Equity multiple: 3.65×
• Total profit: $70,436
• Equity at exit: $8,205

Cash invested: $26,572 (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 84119

• Rents YoY: 0.7%
• Active inventory: 232
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $746

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 53%

Sensitivity live

Price	-10% $812	-5% $779	+0% $746	+5% $714	+10% $681
Rent	-10% $606	-5% $676	+0% $746	+5% $817	+10% $887
Rate	-1.0pp $794	-0.5pp $771	base $746	+0.5pp $722	+1.0pp $697

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1251 W Village Main Dr West Valley City, UT	1.0–3.0	1.0–2.0	957	$1,700	$1.78	2d	5	0.41mi
1538 W Kingsbury Ln West Valley City, UT	3.0	3.0	1237	$2,050	$1.66	4d	1	0.46mi
1580 W 3940 S Salt Lake City, UT	1.0–2.0	1.0	921	$1,495	$1.62	3d	7	0.63mi
3860 S Redwood Rd Salt Lake City, UT	2.0	1.0–2.0	851	$1,719	$2.02	3d	26	0.70mi
4028 S 1300 W Salt Lake City, UT	2.0–3.0	2.0	1325	$1,875	$1.42	5d	6	0.70mi
4040 W Boulder Pointe Salt Lake City, UT	2.0	1.0	890	$1,576	$1.77	3d	1	0.72mi
820 W Timbercreek Way South Salt Lake, UT	1.0–2.0	1.0	676	$1,470	$2.17	3d	30	0.72mi
845 W 3900 S Salt Lake City, UT	1.0–2.0	1.0–2.0	735	$1,922	$2.61	3d	6	0.72mi
745 Fine Dr South Salt Lake, UT	1.0–3.0	1.0–2.0	1077	$2,132	$1.98	3d	25	0.79mi
764 W 3940 S Salt Lake City, UT	1.0–3.0	1.0–2.0	1075	$1,912	$1.78	4d	26	0.84mi
4110 S Oak Meadows Dr #31 Salt Lake City, UT	2.0	1.0	970	$1,500	$1.55	17d	1	0.85mi
3825 S 700 W South Salt Lake, UT	1.0–3.0	1.0–2.0	780	$1,835	$2.35	3d	19	0.90mi
1141 W 3900 S Taylorsville, UT	1.0–2.0	1.0	581	$1,623	$2.79	2d	61	0.92mi
1902 W 3395 S West Valley City, UT	2.0	1.0	930	$1,325	$1.42	5d	1	0.93mi
3810 S Redwood Rd West Valley City, UT	1.0–3.0	1.0–2.0	1110	$2,149	$1.94	3d	46	0.95mi
1812 W 4100 S West Valley City, UT	1.0–3.0	1.0–2.0	1102	$2,103	$1.91	2d	46	0.97mi
4236 S Atherton Dr Salt Lake City, UT	1.0–3.0	1.0–2.0	1075	$1,850	$1.72	5d	3	1.03mi
1941 W Hyannis Ave Unit 1 West Valley City, UT	2.0	1.5	1001	$1,600	$1.60	24d	1	1.09mi
2240 W 3800 S West Valley City, UT	1.0–2.0	1.0	775	$1,385	$1.79	3d	14	1.21mi
3600 S Orion Cir West Valley City, UT	1.0–3.0	1.0–1.5	1075	$2,009	$1.87	24d	1	1.23mi
4422 S Atherton Dr Salt Lake City, UT	2.0	1.0	1000	$1,495	$1.50	4d	1	1.24mi
4341 S Riverboat Rd Salt Lake City, UT	1.0–3.0	1.0–2.0	1008	$1,767	$1.75	5d	12	1.25mi
4459 Butterfield St Unit NA Taylorsville, UT	2.0	1.0	1000	$1,500	$1.50	24d	1	1.27mi
4459 S Butterfield St Salt Lake City, UT	2.0	1.0	1000	$1,500	$1.50	5d	1	1.27mi
4517 1175 W Taylorsville, UT	3.0	2.0	1220	$1,800	$1.48	17d	1	1.34mi
4517 S 1175 W #55 Taylorsville, UT	2.0	2.5	1200	$1,600	$1.33	3d	1	1.34mi
2184 W 3100 S West Valley City, UT	1.0–2.0	1.0	650	$1,477	$2.27	3d	13	1.38mi
2184 W 3100 S West Valley City, UT	1.0–2.0	1.0	650	$1,477	$2.27	24d	6	1.38mi
3058 Decker Lake Dr West Valley City, UT	2.0	1.0–2.0	683	$1,800	$2.64	24d	1	1.47mi
4281 S 2200 W Unit A Salt Lake City, UT	3.0	2.0	1147	$1,795	$1.56	5d	1	1.49mi

Listing history 9 events

1. 2026-06-18
   days on market $94,900 Active 15 DOM
2. 2026-06-17
   days on market $94,900 Active 14 DOM
3. 2026-06-16
   days on market $94,900 Active 13 DOM
4. 2026-06-15
   days on market $94,900 Active 12 DOM
5. 2026-06-13
   days on market $94,900 Active 10 DOM
6. 2026-06-09
   days on market $94,900 Active 6 DOM
7. 2026-06-08
   days on market $94,900 Active 5 DOM
8. 2026-06-07
   remarks 396-char remark
9. 2026-06-07
   listed $94,900 Active 4 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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: $21,300
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$2,761
• Taxable income: $7,917
• Est. tax owed @ 24.0%: −$1,900
• After-tax cash flow: $7,057/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 · 2 photos

Fair 45/100 Cosmetic rehab

The mobile home has fair exterior condition with some discoloration on the siding and paint. Repainting and minor repairs would significantly improve its curb appeal and value.

Repairs flagged

• Minor exterior siding — Some discoloration
• Minor exterior paint — Some discoloration

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both repair and paint roof — Maintains structural integrity and improves curb appeal
• Both update flooring — Improves living space and enhances resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Some discoloration	Minor	$500–3,000
exterior paint · Some discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both repair and paint roof — Maintains structural integrity and improves curb appeal ↑
• Both update flooring — Improves living space and enhances resale value ↑

ⓘ 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 — West Valley City

• Score: 76/100
• State rank: #55
• US rank: #3285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Valley City, UT
• County: Salt Lake County · 1,195,750 people
• City population: 132,995
• Metro: Salt Lake City, UT
• Population (ZIP): 50,070
• Household income: $71,378
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1635.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 45% White 36% Two or more races 12% Black 5% Pacific Islander 4% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 3% Portuguese 2% Italian 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 54% English-only · Spanish 34% Other Asian/Pacific 3% Vietnamese 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: ▼ -332.72%
• Current HPI: 327.1858
• Rent YoY: ▲ 0.74%
• 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

1 event — show timeline

• 2026-06-04 Listed $94,900 FSBO.com