111 N 4th E · Manila, UT 84046

$179,900

3 bd · 1.0 ba · 1,128 sqft · Manufactured public records · 259 Days on market

Built 1969 9,583 sqft lot

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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).

• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Ldl smart siding
• Triple pane windows
• 9,583 sq ft lot

Tags

• LDL SMART SIDING
• TRIPLE PANE WINDOWS

Property features AI

Finance

• Other: Property currently used as a single-family residence; Above-grade finished area reported
• Financial info: No additional financial details provided
• HOA & community: Located in Flaming Gorge Estates subdivision

Exterior

• Parking: RV parking
• Security: No specific security features provided
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Water connected (culinary)
• Home design: Mobile home; Ground-level access; Built/standing
• Construction: Composition exterior materials; Metal roof
• Exterior features: Covered patio; Open porch; Sliding glass doors; Exterior lighting; Triple-pane windows; Partially fenced yard; Corner lot; Landscaping in part; Mature trees; Flat terrain

Interior

• Kitchen: Gas range (free standing); Microwave; Range hood; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heating; Propane heating available; Evaporative cooling
• Interior features: Primary bathroom; Gas range (free standing); Microwave; Range hood; Refrigerator; Blinds and drapes; Partial window coverings; Total of 8 rooms; No basement
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (34.6% below list).
• Recommended offer: $118k (34.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#221 in UT) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: amenities F, commute F, housing F.
• Daggett District (rural): math 45% / reading 55% proficiency, ranked #44 of 110 in UT (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Manila School (math 34% / reading 54%, grade F, #240 of 585 statewide, top 43%, 79 students, 14% FRL); Manila High (math 34% / reading 54%, grade F, #45 of 171 statewide, top 28%, 112 students, 19% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: 26 active listings in the ZIP; 18 units permitted in Daggett County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.5% local appreciation)).
• Daggett County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $117,639 (34.6% 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 259 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-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: 0.65% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.94×
• Total profit: $-3,123
• Equity at exit: $66,372

10-year hold

• IRR: 3.4%
• Equity multiple: 1.44×
• Total profit: $22,386
• Equity at exit: $92,171

Cash invested: $50,372 (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 84046

• Home prices YoY: 1.4%
• Active inventory: 26
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$85 /mo · $1,019/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-174

Break-even live

Break-even rent $1,397

Max offer price $149,171

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $179,900 Active 259 DOM
2. 2026-06-18
   days on market $179,900 Active 258 DOM
3. 2026-06-17
   days on market $179,900 Active 257 DOM
4. 2026-06-16
   days on market $179,900 Active 256 DOM
5. 2026-06-15
   days on market $179,900 Active 255 DOM
6. 2026-06-14
   days on market $179,900 Active 253 DOM
7. 2026-06-12
   days on market $179,900 Active 252 DOM
8. 2026-06-09
   days on market $179,900 Active 249 DOM
9. 2026-06-08
   days on market $179,900 Active 248 DOM
10. 2026-06-07
    days on market $179,900 Active 247 DOM
11. 2026-06-03
    days on market $179,900 Active 243 DOM
12. 2026-06-02
    days on market $179,900 Active 242 DOM
13. 2026-06-01
    price $179,900 Active 241 DOM
14. 2026-06-01
    days on market $189,900 Active 241 DOM
15. 2026-05-31
    days on market $189,900 Active 240 DOM
16. 2026-05-30
    days on market $189,900 Active 239 DOM
17. 2026-04-11
    status Active
18. 2025-12-02
    historical
19. 2025-11-08
    status Active
20. 2025-11-06
    historical
21. 2025-08-07
    price $189,900
22. 2025-06-25
    price $209,900
23. 2025-05-27
    price $229,900
24. 2025-05-25
    listed $189,900 Active
25. 2018-04-09
    soldstatus Sold 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

26. 2018-03-02
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

27. 2018-01-01
    listed $44,500 Active 31-char remark

    Show marketing remark (31 chars)

    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.

Tax reassessment forecast UT · Resets to sale price

• Current annual tax: $1,019 · $85/mo
• Projected year-2 tax: $1,187 · $99/mo
• Expected delta: +$168/yr (+$14/mo · 16.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,117
• − Mortgage interest: −$10,077
• − Property taxes: −$1,019
• − Insurance: −$900
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$5,233
• Taxable loss: −$5,371
• Est. tax savings @ 24.0%: +$1,289
• After-tax cash flow: $-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: Daggett District
• NCES district ID: 4900180
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $51,980
• Composite: 44.97/100
• National rank: #5870
• State rank: #44 of 110 in UT

Livability — Manila

• Score: 61/100
• State rank: #221
• US rank: #18432

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manila, UT
• Population (ZIP): 651

Population outlook (Daggett County) Hauer SSP2

• Today (2025): 1,247 people
• By 2030: 1,302 · +4.4%
• By 2040: 1,385 · +11.1%
• By 2050: 1,444 · +15.8%
• By 2075: 1,541 · +23.6%
• By 2100: 1,362 · +9.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 3% Native American 2%
• Common ancestry: Slovak 9% Italian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Daggett

• 2024 margin: Solid R (+62.2) · D 18.4% · R 80.5% · Other 1.1%
• 2008→2024 swing: -24.4pp toward R · 2008: -37.8pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+62.2 2016: R+54.0 2012: R+60.5 2008: R+37.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.52%
• Current HPI: 111.1561
• Rent YoY: —
• Metro: —
• 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

+326.7% since first listed

11 events — show timeline

• 2026-04-11 Relisted — WFRMLS
• 2025-12-02 Listing Removed — WFRMLS
• 2025-11-08 Relisted — WFRMLS
• 2025-11-06 Listing Removed — WFRMLS
• 2025-08-07 Price Changed $189,900 WFRMLS
• 2025-06-25 Price Changed $209,900 WFRMLS
• 2025-05-27 Price Changed $229,900 WFRMLS
• 2025-05-25 Listed $189,900 WFRMLS
• 2018-04-09 Sold (MLS) — WFRMLS
• 2018-03-02 Pending — WFRMLS
• 2018-01-01 Listed $44,500 WFRMLS

Property tax history

+3.1%/yr

Latest (2025): $1,019 · +1.2% YoY. Source: county tax records.