276 E Hidden View Dr #98 · Sandy, UT 84070

$115,000

3 bd · 2.0 ba · 1,600 sqft · Manufactured · 96 Days on market

Built 1993 435 sqft lot $1180/mo HOA · 51% of rent

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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
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +4.6/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Large tub
• Tile in kitchen
• Vaulted ceiling

Tags

• VAULTED CEILING
• TILE IN KITCHEN
• TILE IN LIVING ROOM
• LARGE TUB
• NEWER ROOF
• LARGE FENCED BACKYARD

Property features AI

Finance

• Other: Subdivision: CRESENT
• HOA & community: Homeowners association with monthly fee; Monthly association fee of $1,180; Community amenities include clubhouse, RV parking, playground, pool, pet-friendly, and snow removal

Exterior

• Parking: Six total parking spaces; Three covered/carport spaces; Three open parking spaces; Covered parking; Common RV parking
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water connected
• Home design: Manufactured home; Residential use; Faces north
• Construction: Asphalt roof; Built/standing condition; Construction materials: Other
• Exterior features: Curb and gutter; Fully fenced yard; Automatic full sprinkler system; Storage shed(s); Full landscaping; Flat terrain

Interior

• Kitchen: Range hood; Refrigerator
• Bedrooms: Three main-level bedrooms; Primary bedroom on the first floor
• Flooring: Carpet; Linoleum; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (gas central); Central air conditioning; Evaporative cooling
• Interior features: Primary bathroom with separate tub and shower; Walk-in closet; Vaulted ceilings; Range/Oven (free standing); Blinds on windows
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $93k (19.3% below list).
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $93k (19.3% 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); Alta High (math 27% / reading 59%, grade F, #53 of 171 statewide, top 31%, 2,294 students, 15% FRL) — zoned schools at 23% FRL track the district average.
• Market conditions: Rents soft (-2.7%/yr); 134 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 ($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 $795 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.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 51% of rent.

Recommended offer $92,840 (19.3% 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. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 19% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.01% ✓
• Cap rate: 4.69%
• Cash-on-cash: -5.71%
• DSCR: 0.75
• GRM: 4.2

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: -35.4%
• Equity multiple: -0.07×
• Total profit: $-34,386
• Equity at exit: $17,147

10-year hold

• IRR: —
• Equity multiple: -1.04×
• Total profit: $-65,530
• Equity at exit: $9,943

Cash invested: $32,200 (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 84070

• Rents YoY: -2.7%
• Active inventory: 134
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,306 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$1,180
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-153

Break-even live

Break-even rent $2,500

Max offer price $92,840

Occupancy floor —

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	1d	20	0.40mi
11171 S Apple Cider Dr Sandy, UT	2.0–4.0	2.0–3.5	1508	$2,986	$1.98	1d	3	0.59mi
644 E Shadow View Ln Draper, UT	3.0	2.5	1260	$2,195	$1.74	3d	1	0.78mi
12092 S Draper Crest Ln Draper, UT	1.0–3.0	1.0–2.5	1183	$2,489	$2.10	1d	14	0.98mi
983 E Dry Gulch Cir Sandy, UT	3.0	2.0	1550	$2,650	$1.71	23d	1	1.07mi
11627 S Frost View Ln Draper, UT	3.0	2.5	1736	$2,350	$1.35	4d	1	1.08mi
10463 S Crimson Sage Ln Sandy, UT	4.0	3.5	2198	$2,995	$1.36	17d	1	1.13mi
10374 S Sage Canal Way #126 Sandy, UT	4.0	3.5	2178	$3,250	$1.49	23d	1	1.15mi
11875 S Poultry Dr Draper, UT	4.0	2.0	1568	$2,295	$1.46	4d	1	1.15mi
11418 S Lemongrass CT Draper, UT	2.0–4.0	2.0–3.5	1643	$2,699	$1.64	23d	1	1.17mi
10742 S 930 E Unit 1 Sandy, UT	2.0	2.0	1350	$1,600	$1.19	16d	1	1.22mi
11065 S Sterling View Dr South Jordan, UT	1.0–2.0	1.0–2.0	1114	$1,930	$1.73	2d	6	1.24mi
10470 S 700 E Unit a Sandy, UT	2.0	1.0	1100	$1,245	$1.13	21d	1	1.25mi
11006 S Maple Farms Ln South Jordan, UT	3.0	2.0	2109	$2,250	$1.07	17d	1	1.27mi
652 E 12225 S Draper, UT	3.0	2.0	1588	$2,300	$1.45	23d	1	1.28mi
12358 Pony Express Rd Draper, UT	2.0	1.0–2.0	774	$1,849	$2.39	4d	13	1.39mi
575 E 10315 S Sandy, UT	3.0	2.0	1900	$2,295	$1.21	21d	1	1.39mi
10656 S Windsor Ridge Way South Jordan, UT	1.0–2.0	1.0–2.5	925	$2,028	$2.19	3d	3	1.40mi
10668 S Monica Ridge Way South Jordan, UT	1.0–2.0	1.0–2.5	925	$2,028	$2.19	3d	3	1.42mi
10203 S 360 E Sandy, UT	4.0	2.0	1758	$2,550	$1.45	4d	1	1.45mi
12150 S 1000 E Draper, UT	3.0–4.0	2.5–3.5	1724	$2,400	$1.39	23d	1	1.47mi

HOA detail

• Monthly dues: $1,180 · $14,160/yr

Listing history 24 events

1. 2026-06-18
   days on market $115,000 Active 96 DOM
2. 2026-06-17
   days on market $115,000 Active 95 DOM
3. 2026-06-16
   days on market $115,000 Active 94 DOM
4. 2026-06-15
   days on market $115,000 Active 93 DOM
5. 2026-06-13
   days on market $115,000 Active 91 DOM
6. 2026-06-09
   days on market $115,000 Active 87 DOM
7. 2026-06-08
   days on market $115,000 Active 86 DOM
8. 2026-06-07
   days on market $115,000 Active 85 DOM
9. 2026-06-05
   days on market $115,000 Active 82 DOM
10. 2026-06-03
    days on market $115,000 Active 81 DOM
11. 2026-06-02
    days on market $115,000 Active 80 DOM
12. 2026-06-01
    days on market $115,000 Active 79 DOM
13. 2026-05-31
    days on market $115,000 Active 78 DOM
14. 2026-04-09
    status Active
15. 2026-04-09
    price $115,000
16. 2026-03-21
    status Under Contract
17. 2026-02-23
    listed $120,000 Active
18. 2022-02-22
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2021-12-12
    status Under Contract 31-char remark

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    There are no remarks available.

20. 2021-12-02
    status Active 31-char remark

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    There are no remarks available.

21. 2021-11-10
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2021-11-02
    price $94,000 31-char remark

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    There are no remarks available.

23. 2021-10-16
    price $95,000 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

24. 2021-09-23
    listed $97,000 Active 31-char remark

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    There are no remarks available.

ⓘ 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: $27,670
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,214
• − Management: −$2,214
• − HOA: −$14,160
• − Depreciation: −$3,345
• Taxable loss: −$3,005
• Est. tax savings @ 24.0%: +$721
• After-tax cash flow: $-1,117/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

+18.6% since first listed

11 events — show timeline

• 2026-04-09 Relisted — WFRMLS
• 2026-04-09 Price Changed $115,000 WFRMLS
• 2026-03-21 Pending — WFRMLS
• 2026-02-23 Listed $120,000 WFRMLS
• 2022-02-22 Sold (MLS) — WFRMLS
• 2021-12-12 Pending — WFRMLS
• 2021-12-02 Relisted — WFRMLS
• 2021-11-10 Pending — WFRMLS
• 2021-11-02 Price Changed $94,000 WFRMLS
• 2021-10-16 Price Changed $95,000 WFRMLS
• 2021-09-23 Listed $97,000 WFRMLS