465 N 800 W Unit 7 · Cedar City, UT 84721

$59,900

2 bd · 2.0 ba · 924 sqft · Manufactured · 140 Days on market

Built 1983 3,049 sqft lot $445/mo HOA · 30% of rent ↓ 33% since listing

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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
• Rent growth +3.8/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this adorable, well-cared-for trailer in a great location within Mammoth Mobile Home Estates. This charming home features a covered front porch, perfect for relaxing and enjoying your surroundings. Inside, you'll love the updated kitchen and flooring, creating a fresh, inviting space that feels both comfortable and functional. Pride of ownership shines throughout, making this a fantastic place to call home. Affordable, move-in ready, and full of charm—this one is a must-see!

Key facts

• Covered front porch
• Updated kitchen
• Updated flooring

Tags

• COVERED FRONT PORCH
• UPDATED KITCHEN
• UPDATED FLOORING

Property features AI

Finance

• HOA & community: Homeowners association with a $445 monthly fee

Exterior

• Utilities: Natural gas connected; Sewer connected
• Home design: Manufactured house; One story; Residential single-family
• Construction: Frame and Masonite construction; Metal roof
• Exterior features: Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric air conditioning; Forced air heating
• Interior features: Dishwasher; Refrigerator; Range; Microwave; Gas water heater; 7 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#170 in UT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Iron District (town): math 40% / reading 44% proficiency, ranked #42 of 80 in UT (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cedar North School (math 46% / reading 41%, grade F, #260 of 585 statewide, top 46%, 636 students, 48% FRL); Canyon View Middle (math 32% / reading 46%, grade F, #79 of 138 statewide, top 58%, 989 students, 43% FRL); Canyon View High (math 27% / reading 42%, grade F, #95 of 171 statewide, top 61%, 1,123 students, 34% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising fast (+5.0%/yr); 831 active listings in the ZIP; 655 units permitted in Iron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Iron County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.44% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.10%
• DSCR: 1.94
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.02% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.74×
• Total profit: $12,400
• Equity at exit: $8,931

10-year hold

• IRR: 28.3%
• Equity multiple: 3.93×
• Total profit: $49,134
• Equity at exit: $5,179

Cash invested: $16,772 (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 84721

• Rents YoY: 5.0%
• Active inventory: 831
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$445
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $295

Break-even live

Break-even rent $1,087

Max offer price $59,900

Occupancy floor 75%

Sensitivity live

Price	-10% $336	-5% $316	+0% $295	+5% $274	+10% $254
Rent	-10% $180	-5% $237	+0% $295	+5% $353	+10% $410
Rate	-1.0pp $325	-0.5pp $310	base $295	+0.5pp $279	+1.0pp $264

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $445 · $5,340/yr

Listing history 23 events

1. 2026-06-21
   days on market $59,900 Active 140 DOM
2. 2026-06-19
   days on market $59,900 Active 138 DOM
3. 2026-06-18
   days on market $59,900 Active 137 DOM
4. 2026-06-17
   days on market $59,900 Active 136 DOM
5. 2026-06-16
   days on market $59,900 Active 135 DOM
6. 2026-06-15
   days on market $59,900 Active 134 DOM
7. 2026-06-14
   days on market $59,900 Active 132 DOM
8. 2026-06-12
   days on market $59,900 Active 131 DOM
9. 2026-06-09
   days on market $59,900 Active 128 DOM
10. 2026-06-08
    days on market $59,900 Active 127 DOM
11. 2026-06-07
    days on market $59,900 Active 126 DOM
12. 2026-06-05
    days on market $59,900 Active 123 DOM
13. 2026-06-03
    days on market $59,900 Active 122 DOM
14. 2026-06-02
    statusdays on market $59,900 Active 121 DOM
15. 2026-05-07
    status Pending

    Show marketing remark (501 chars)

    Welcome home to this adorable, well-cared-for trailer in a great location within Mammoth Mobile Home Estates. This charming home features a covered front porch, perfect for relaxing and enjoying your surroundings. Inside, you'll love the updated kitchen and flooring, creating a fresh, inviting space that feels both comfortable and functional. Pride of ownership shines throughout, making this a fantastic place to call home. Affordable, move-in ready, and full of charm—this one is a must-see!

16. 2026-05-07
    status Pending 501-char remark

    Show marketing remark (501 chars)

    Welcome home to this adorable, well-cared-for trailer in a great location within Mammoth Mobile Home Estates. This charming home features a covered front porch, perfect for relaxing and enjoying your surroundings. Inside, you'll love the updated kitchen and flooring, creating a fresh, inviting space that feels both comfortable and functional. Pride of ownership shines throughout, making this a fantastic place to call home. Affordable, move-in ready, and full of charm—this one is a must-see!

17. 2026-03-03
    price $59,900 501-char remark

    Show marketing remark (501 chars)

    Welcome home to this adorable, well-cared-for trailer in a great location within Mammoth Mobile Home Estates. This charming home features a covered front porch, perfect for relaxing and enjoying your surroundings. Inside, you'll love the updated kitchen and flooring, creating a fresh, inviting space that feels both comfortable and functional. Pride of ownership shines throughout, making this a fantastic place to call home. Affordable, move-in ready, and full of charm—this one is a must-see!

18. 2026-03-03
    price $59,900

    Show marketing remark (501 chars)

    Welcome home to this adorable, well-cared-for trailer in a great location within Mammoth Mobile Home Estates. This charming home features a covered front porch, perfect for relaxing and enjoying your surroundings. Inside, you'll love the updated kitchen and flooring, creating a fresh, inviting space that feels both comfortable and functional. Pride of ownership shines throughout, making this a fantastic place to call home. Affordable, move-in ready, and full of charm—this one is a must-see!

19. 2026-01-07
    listed $64,900 Active

    Show marketing remark (501 chars)

    Welcome home to this adorable, well-cared-for trailer in a great location within Mammoth Mobile Home Estates. This charming home features a covered front porch, perfect for relaxing and enjoying your surroundings. Inside, you'll love the updated kitchen and flooring, creating a fresh, inviting space that feels both comfortable and functional. Pride of ownership shines throughout, making this a fantastic place to call home. Affordable, move-in ready, and full of charm—this one is a must-see!

20. 2026-01-07
    listed $64,900 Active 501-char remark

    Show marketing remark (501 chars)

    Welcome home to this adorable, well-cared-for trailer in a great location within Mammoth Mobile Home Estates. This charming home features a covered front porch, perfect for relaxing and enjoying your surroundings. Inside, you'll love the updated kitchen and flooring, creating a fresh, inviting space that feels both comfortable and functional. Pride of ownership shines throughout, making this a fantastic place to call home. Affordable, move-in ready, and full of charm—this one is a must-see!

21. 2025-10-20
    price $69,900
22. 2025-07-18
    price $78,000
23. 2025-06-23
    listed $90,000 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,527
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − HOA: −$5,340
• − Depreciation: −$1,743
• Taxable income: $3,087
• Est. tax owed @ 24.0%: −$741
• After-tax cash flow: $2,798/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: Iron District
• NCES district ID: 4900390
• Math proficiency: 40% ▼ -9.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $43,150
• Composite: 35.49/100
• National rank: #4922
• State rank: #42 of 80 in UT

Livability — Cedar City

• Score: 64/100
• State rank: #170
• US rank: #13398

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar City, UT
• County: Iron County · 56,349 people
• City population: 56,349
• Metro: Cedar City, UT
• Population (ZIP): 30,641
• Household income: $67,299
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 736.0

Population outlook (Iron County) Hauer SSP2

• Today (2025): 53,029 people
• By 2030: 55,084 · +3.9%
• By 2040: 58,269 · +9.9%
• By 2050: 60,462 · +14.0%
• By 2075: 61,312 · +15.6%
• By 2100: 57,973 · +9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 6% Slovak 5% Portuguese 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 6%

Political lean MEDSL · Iron

• 2024 margin: Solid R (+57.0) · D 20.4% · R 77.4% · Other 2.2%
• 2008→2024 swing: -0.7pp no change · 2008: -56.3pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+56.6 2016: R+51.6 2012: R+71.8 2008: R+56.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.58%
• Current HPI: 239.3105
• Rent YoY: ▲ 5.02%
• Metro: Cedar 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

-33.4% since first listed

9 events — show timeline

• 2026-05-07 Pending — ICBORMLS
• 2026-05-07 Pending — WCBOR
• 2026-03-03 Price Changed $59,900 WCBOR
• 2026-03-03 Price Changed $59,900 ICBORMLS
• 2026-01-07 Listed $64,900 WCBOR
• 2026-01-07 Listed $64,900 ICBORMLS
• 2025-10-20 Price Changed $69,900 ICBORMLS
• 2025-07-18 Price Changed $78,000 ICBORMLS
• 2025-06-23 Listed $90,000 ICBORMLS