150 W 7500 S #13 · Midvale, UT 84047

$155,000

3 bd · 2.0 ba · 1,500 sqft · Manufactured · 31 Days on market

Built 2019 435 sqft lot $615/mo HOA · 27% of rent

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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 +16.2/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked into a quaint and welcoming 55+ community in Midvale, this spacious newer doublewide offers comfortable living with a modern feel and thoughtful finishes throughout. Built in 2019, the home features an open-concept layout filled with natural light, creating an inviting space perfect for both relaxing and entertaining. Stylish finishes, generous living areas, and a well-designed floor plan make this home feel both functional and refined. The spacious kitchen flows seamlessly into the main living area, while the private primary suite provides a peaceful retreat from the day. With newer construction, buyers can enjoy the benefits of updated systems, contemporary design, and low-maintena

Key facts

• Newer construction
• Open-concept layout
• Parking

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE PRIMARY SUITE
• NEWER CONSTRUCTION
• QUIET NEIGHBORHOOD SETTING
• EASY ACCESS TO SHOPPING
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• Other: Subdivision: APPLEWOOD; Zoning: TOD
• HOA & community: Homeowners association (PMSI); Monthly association fee of $615; Association covers sewer, trash, and water; Community permits pets and has pet rules; Snow removal provided

Exterior

• Parking: Covered parking; Uncovered parking; Carport (1 space); Total of 1 parking space
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water
• Home design: Mobile home style; Built and currently standing (effective year 2019); Facing south
• Construction: Clapboard/Masonite siding; Asphalt roof; Built/standing construction; Effective year built 2019
• Exterior features: Partially fenced lot; Paved road access; Storage shed(s); Window coverings; Faces south; Flat terrain

Interior

• Kitchen: Range/oven (free standing); Garbage disposal
• Bedrooms: Three main-level bedrooms; Primary bedroom on the 1st floor
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Primary bath; Walk-in closet; Garbage disposal; Free-standing range/oven; Blinds; Ceiling fan
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $81 ($972/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#35 in UT, #1,704 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• 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: Midvale School (math 17% / reading 17%, grade F, #542 of 585 statewide, top 93%, 722 students, 99% FRL); Midvale Middle (math 24% / reading 28%, grade F, #119 of 138 statewide, top 87%, 907 students, 98% FRL); Hillcrest High (math 23% / reading 50%, grade F, #86 of 171 statewide, top 52%, 2,296 students, 37% FRL) — zoned schools average 78% FRL vs 27% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 51% district-wide (-24 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 (-0.3%/yr); 208 active listings in the ZIP; 40 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 35% of the median local income ($76k/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 $1k of loan paydown is wiped out by about $5k 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 ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 27% of rent.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.44% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 5.8

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: -17.8%
• Equity multiple: 0.40×
• Total profit: $-26,101
• Equity at exit: $23,111

10-year hold

• IRR: -23.2%
• Equity multiple: 0.08×
• Total profit: $-39,747
• Equity at exit: $13,402

Cash invested: $43,400 (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 84047

• Rents YoY: -0.3%
• Active inventory: 208
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,237 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$615
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $81

Break-even live

Break-even rent $2,134

Max offer price $155,000

Occupancy floor 91%

Sensitivity live

Price	-10% $188	-5% $135	+0% $81	+5% $27	+10% $-26
Rent	-10% $-96	-5% $-7	+0% $81	+5% $169	+10% $258
Rate	-1.0pp $159	-0.5pp $120	base $81	+0.5pp $41	+1.0pp $0

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7309 S 180 W Midvale, UT	2.0–3.0	2.5–3.0	1311	$3,440	$2.62	3d	25	0.09mi
7400 S State St Midvale, UT	1.0–3.0	1.0–2.0	876	$2,315	$2.64	3d	36	0.16mi
7525 S Birch St Midvale, UT	2.0	1.0	1200	$1,600	$1.33	5d	1	0.24mi
7531 S Birch St Midvale, UT	2.0	1.0	1700	$1,600	$0.94	4d	1	0.25mi
7304 S 300 W Midvale, UT	1.0–2.0	1.0–2.0	807	$1,640	$2.03	3d	16	0.30mi
7669 Birch St Midvale, UT	4.0	2.0	1441	$2,150	$1.49	25d	1	0.38mi
7669 Birch St Midvale, UT	4.0	2.0	1441	$2,150	$1.49	15d	1	0.38mi
135 W Plumtree Ln Unit 9E Midvale, UT	3.0	2.0	1108	$1,668	$1.51	25d	1	0.63mi
135 W Plumtree Ln Midvale, UT	1.0–3.0	1.0–2.0	1007	$1,738	$1.73	3d	47	0.63mi
38 Autumn Station Way Unit 1 Midvale, UT	4.0	3.5	2100	$2,475	$1.18	25d	1	0.72mi
7680 S 375 E Midvale, UT	3.0	2.0	1500	$2,500	$1.67	5d	1	0.90mi
8157 S Coolidge St Midvale, UT	3.0	2.0	1466	$1,950	$1.33	5d	1	0.94mi
8166 S Monroe St Midvale, UT	2.0	1.0	1133	$1,395	$1.23	5d	1	0.95mi
7533 S Vinci Pl Midvale, UT	3.0	4.0	1698	$2,295	$1.35	16d	1	0.96mi
7497 Siena Vista Ln Midvale, UT	1.0–3.0	1.0–2.0	1037	$1,808	$1.74	3d	11	0.97mi
7706 S Founders Point Ln Midvale, UT	4.0	2.5	2151	$2,600	$1.21	5d	1	1.05mi
7588 S San Savino Way Midvale, UT	3.0	2.5	2247	$2,550	$1.13	25d	1	1.06mi
7661 S 520 E Midvale, UT	4.0	2.0	1870	$2,375	$1.27	5d	1	1.09mi
834 Lennox St Midvale, UT	3.0	2.5	1305	$2,190	$1.68	22d	1	1.10mi
104 E Resaca Dr Unit E2 Sandy, UT	3.0	2.0	1247	$1,850	$1.48	5d	1	1.12mi
485 E Rena Ave Midvale, UT	2.0	1.0	1100	$1,550	$1.41	17d	1	1.14mi
6941 S Village River Ln Midvale, UT	3.0	2.0	1237	$1,888	$1.53	17d	2	1.17mi
8311 S Hayes St Midvale, UT	4.0	2.0	1896	$2,350	$1.24	5d	1	1.18mi
8255 Ivy Dr Midvale, UT	2.0	1.5	1150	$1,700	$1.48	25d	1	1.19mi
674 Union Pines Ct Sandy, UT	3.0	2.5	1500	$2,495	$1.66	25d	1	1.20mi
24 E Opequon Rd Sandy, UT	3.0	3.5	1986	$2,350	$1.18	5d	1	1.21mi
954 W Village Bend Ln Midvale, UT	3.0	2.5	1500	$2,450	$1.63	18d	1	1.22mi
999 W Village River Ln Unit B8 Midvale, UT	3.0	2.0	1215	$1,995	$1.64	4d	1	1.22mi
999 W Village River Ln Unit B10 Midvale, UT	3.0	2.0	1075	$1,800	$1.67	25d	1	1.22mi
1014 Village River Ln Midvale, UT	3.0	2.5	1630	$2,700	$1.66	5d	1	1.23mi
1014 Village River Ln Midvale, UT	3.0	2.5	1630	$2,700	$1.66	3d	1	1.23mi
7701 Navarro View Ct Midvale, UT	3.0	3.0	1675	$3,000	$1.79	14d	1	1.26mi
230 W Foxbridge Dr Midvale, UT	2.0	1.5	1084	$1,397	$1.29	4d	1	1.29mi
220 W Foxbridge Dr Midvale, UT	2.0	1.5	1084	$1,450	$1.34	5d	1	1.29mi
32 E Princeton Dr Sandy, UT	1.0–3.0	1.0–2.0	1086	$2,200	$2.03	3d	34	1.29mi
228 W Foxbridge Dr Midvale, UT	2.0	1.5	1084	$1,450	$1.34	25d	1	1.29mi
8357 S Durham St Sandy, UT	3.0	3.0	2173	$2,600	$1.20	18d	1	1.30mi
735 Zekes Ct Midvale, UT	3.0	2.5	1704	$2,695	$1.58	5d	1	1.31mi
6972 River Reserve Ct Midvale, UT	1.0–3.0	1.0–2.0	1013	$2,299	$2.27	3d	12	1.31mi
754 W Blue Magic Ln Midvale, UT	3.0	2.0	1440	$2,300	$1.60	5d	1	1.42mi

HOA detail

• Monthly dues: $615 · $7,380/yr

Listing history 21 events

1. 2026-06-21
   days on market $155,000 Active 31 DOM
2. 2026-06-18
   days on market $155,000 Active 28 DOM
3. 2026-06-17
   days on market $155,000 Active 27 DOM
4. 2026-06-16
   days on market $155,000 Active 26 DOM
5. 2026-06-15
   days on market $155,000 Active 25 DOM
6. 2026-06-13
   days on market $155,000 Active 23 DOM
7. 2026-06-09
   days on market $155,000 Active 19 DOM
8. 2026-06-08
   days on market $155,000 Active 18 DOM
9. 2026-06-07
   days on market $155,000 Active 17 DOM
10. 2026-06-05
    days on market $155,000 Active 14 DOM
11. 2026-06-03
    days on market $155,000 Active 13 DOM
12. 2026-06-02
    days on market $155,000 Active 12 DOM
13. 2026-06-01
    days on market $155,000 Active 11 DOM
14. 2026-05-31
    days on market $155,000 Active 10 DOM
15. 2026-05-21
    listed $155,000 Active
16. 2014-06-13
    historical
17. 2014-05-20
    historical
18. 2014-05-07
    listed $31,000
19. 2014-05-07
    listed $39,000
20. 2013-09-14
    historical
21. 2013-08-20
    listed $37,450

ⓘ 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 ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,843
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − HOA: −$7,380
• − Depreciation: −$4,509
• Taxable loss: −$1,123
• Est. tax savings @ 24.0%: +$270
• After-tax cash flow: $1,242/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 — Midvale

• Score: 80/100
• State rank: #35
• US rank: #1704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midvale, UT
• County: Salt Lake County · 1,195,750 people
• City population: 37,411
• Metro: Salt Lake City, UT
• Population (ZIP): 37,411
• Household income: $75,954
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 2050.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 17% Two or more races 13% Asian 4% Pacific Islander 3% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 4% Slovak 4% Portuguese 2%
• Foreign-born: 13% · Canada, China
• Languages at home: 80% English-only · Spanish 10% Russian/Polish/Slavic 2% 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: ▼ -175.42%
• Current HPI: 313.2184
• Rent YoY: ▼ -0.30%
• 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

+313.9% since first listed

7 events — show timeline

• 2026-05-21 Listed $155,000 WFRMLS
• 2014-06-13 Listing Removed — WFRMLS
• 2014-05-20 Listing Removed — WFRMLS
• 2014-05-07 Listed $39,000 WFRMLS
• 2014-05-07 Listed $31,000 WFRMLS
• 2013-09-14 Listing Removed — WFRMLS
• 2013-08-20 Listed $37,450 WFRMLS