705 S Redwood Rd W #77 · Salt Lake City, UT 84104

$36,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 90 Days on market

Built 1981 Fair condition $1025/mo HOA · 67% of rent ↓ 26% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Condition / age +2.2/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Larger than your average single wide! Corner lot! Each end has its own room and bathroom! Meet in the middle for breakfast! This home is ready to be made yours! Home features 2 bedrooms and 2 bathrooms along with a very large living room. Plenty of space to make it a 3 bedrooms if needed. We have MANY financing options for this type of property. Call today! Sq. Ft. provided as a courtesy measurement only. Buyer/Buyer Broker to verify all information.

Key facts

• Built 1981
• Listed 90 days

Property features AI

Finance

• Other: Residential use; Approximately 980 above-grade finished area
• HOA & community: Homeowners association (Simon) with monthly fee of $1,025; Community clubhouse, picnic area, and playground

Exterior

• Home design: Manufactured home; Single-level living; Built/standing construction
• Construction: Clapboard/Masonite exterior; Rubber/membrane roof
• Exterior features: Covered deck; Partial fencing; Storage shed(s); Corner lot; Mature trees

Interior

• Kitchen: Portable dishwasher; Refrigerator
• Bedrooms: Primary bedroom on the 1st floor; 2 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Separate tub and shower; Seven total rooms; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $36k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-60 ($-719/yr) — negative.
• To cash-flow at today's rent, offer at most $27k (24.1% below list).
• Meets the 1% rule at list price ($2k rent vs $36k).
• Recommended offer: $27k (24.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 75/100 on livability (#64 in UT, #3,994 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A; Watch: cost of living D+, crime F.
• Salt Lake District (urban): math 30% / reading 37% proficiency, ranked #65 of 80 in UT (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Edison School (math 8% / reading 12%, grade F, #577 of 585 statewide, top 99%, 368 students, 100% FRL); Glendale Middle (math 13% / reading 20%, grade F, #134 of 138 statewide, top 97%, 680 students, 84% FRL); East High (math 17% / reading 36%, grade F, #136 of 171 statewide, top 79%, 1,886 students, 51% FRL) — zoned schools average 78% FRL vs 57% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 34% district-wide (-16 pts) — the specific schools serving this property underperform the Salt Lake District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-5.2%/yr); 82 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).
• This rent runs 30% of the median local income ($61k/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 $249 of loan paydown is wiped out by about $1k 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 90 days — a 6% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 67% of rent.

Recommended offer $27,325 (24.1% 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 90 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is F 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?
8. 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?
9. 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.
10. 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.
11. 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: 4.27% ✓
• Cap rate: 4.29%
• Cash-on-cash: -7.14%
• DSCR: 0.68
• GRM: 2.0

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: -53.7%
• Equity multiple: -0.34×
• Total profit: $-13,502
• Equity at exit: $5,368

10-year hold

• IRR: —
• Equity multiple: -2.12×
• Total profit: $-31,423
• Equity at exit: $3,113

Cash invested: $10,080 (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 84104

• Rents YoY: -5.2%
• Active inventory: 82
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,536 high
• Mortgage (P&I): −$189
• Tax est. 1.5%: −$45 /mo · $540/yr
• Insurance: −$15
• HOA: −$1,025
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-60

Break-even live

Break-even rent $1,612

Max offer price $27,325

Occupancy floor 99%

Sensitivity live

Price	-10% $-35	-5% $-48	+0% $-60	+5% $-72	+10% $-85
Rent	-10% $-181	-5% $-121	+0% $-60	+5% $1	+10% $61
Rate	-1.0pp $-42	-0.5pp $-51	base $-60	+0.5pp $-69	+1.0pp $-79

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1652 W 800 S Salt Lake City, UT	3.0	2.0	1000	$1,000	$1.00	12d	1	0.11mi
625 S Redwood Rd Salt Lake City, UT	1.0–2.0	1.0	588	$1,654	$2.81	3d	21	0.15mi
565 S Redwood Rd Salt Lake City, UT	2.0	1.5–2.5	1301	$2,222	$1.71	3d	4	0.24mi
566 S Redwood Rd Salt Lake City, UT	1.0–2.0	1.0–2.0	1023	$2,195	$2.15	22d	26	0.25mi
805 S Cheyenne St Unit 6 Salt Lake City, UT	1.0	1.0	750	$950	$1.27	25d	1	0.25mi
1211 Iola Ave Unit 6 Salt Lake City, UT	2.0	1.0	756	$795	$1.05	23d	1	0.81mi
966 S Glendale St Salt Lake City, UT	3.0	1.0	1016	$2,095	$2.06	25d	1	0.83mi
1334 S Cheyenne St Salt Lake City, UT	2.0	1.0	826	$1,425	$1.73	25d	1	0.97mi
655 S 1000 W Unit 3 Salt Lake City, UT	2.0	1.0	910	$1,185	$1.30	5d	1	0.98mi
30 N Orange St Salt Lake City, UT	2.0	1.0–2.0	739	$1,773	$2.40	5d	17	1.14mi
855 W 800 S Unit 4 Salt Lake City, UT	1.0	1.0	525	$1,000	$1.90	5d	1	1.19mi
855 W 800 S Unit 20 Salt Lake City, UT	2.0	1.0	585	$1,200	$2.05	25d	1	1.19mi
951 S 900 W Unit A Salt Lake City, UT	2.0	1.5	1015	$1,295	$1.28	18d	1	1.20mi
111 N Cornell St Salt Lake City, UT	2.0	1.0–2.0	842	$2,588	$3.07	3d	132	1.24mi
327 S 900 W Unit 1 Salt Lake City, UT	1.0	1.0	800	$799	$1.00	14d	1	1.26mi
1490 W North Temple Salt Lake City, UT	1.0–2.0	1.0	735	$1,841	$2.50	25d	1	1.30mi
176 N Redwood Rd Salt Lake City, UT	1.0–2.0	1.0	745	$1,409	$1.89	5d	12	1.35mi
175 N Harold St Salt Lake City, UT	2.0	1.0–2.5	725	$1,640	$2.26	16d	6	1.36mi
1416 W Harris Ave Salt Lake City, UT	3.0	1.0	1100	$1,350	$1.23	22d	1	1.37mi
880 W 200 S Salt Lake City, UT	2.0	1.0–2.0	831	$2,600	$3.13	4d	78	1.37mi
1750 W 1700 S Salt Lake City, UT	1.0–3.0	2.0–3.5	1259	$2,150	$1.71	3d	8	1.40mi
1616 W Snow Queen Pl Salt Lake City, UT	2.0–4.0	2.0	1025	$1,385	$1.35	3d	7	1.40mi
1876 W North Temple Salt Lake City, UT	2.0	1.0	470	$1,465	$3.12	5d	16	1.41mi
233 N Redwood Rd Salt Lake City, UT	2.0	1.0–2.0	740	$1,610	$2.18	4d	21	1.42mi
820 W 200 S Salt Lake City, UT	1.0–2.0	1.0	706	$1,364	$1.93	25d	8	1.42mi
839 W 1300 South St Unit A Salt Lake City, UT	1.0	1.0	700	$1,395	$1.99	23d	1	1.48mi
1618 S Concord St Salt Lake City, UT	3.0	1.0	915	$2,100	$2.30	18d	1	1.48mi
1025 W North Temple Salt Lake City, UT	1.0–2.0	1.0	755	$1,348	$1.79	3d	4	1.49mi

HOA detail

• Monthly dues: $1,025 · $12,300/yr

Listing history 24 events

1. 2026-06-21
   days on market $36,000 Active 90 DOM
2. 2026-06-18
   days on market $36,000 Active 87 DOM
3. 2026-06-17
   days on market $36,000 Active 86 DOM
4. 2026-06-16
   days on market $36,000 Active 85 DOM
5. 2026-06-15
   days on market $36,000 Active 84 DOM
6. 2026-06-13
   days on market $36,000 Active 82 DOM
7. 2026-06-13
   days on market $36,000 Active 81 DOM
8. 2026-06-09
   days on market $36,000 Active 78 DOM
9. 2026-06-08
   days on market $36,000 Active 77 DOM
10. 2026-06-07
    days on market $36,000 Active 76 DOM
11. 2026-06-05
    days on market $36,000 Active 73 DOM
12. 2026-06-03
    days on market $36,000 Active 72 DOM
13. 2026-06-02
    days on market $36,000 Active 71 DOM
14. 2026-06-01
    days on market $36,000 Active 70 DOM
15. 2026-05-31
    days on market $36,000 Active 69 DOM
16. 2026-05-22
    status Active
17. 2026-05-22
    price $37,000
18. 2026-05-22
    historical
19. 2026-05-10
    price $39,000
20. 2026-04-27
    price $39,500
21. 2026-03-23
    listed $41,000 Active
22. 2026-01-19
    historical
23. 2025-11-08
    price $42,900
24. 2025-10-09
    listed $50,000 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,438
• − Mortgage interest: −$2,017
• − Property taxes: −$540
• − Insurance: −$180
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − HOA: −$12,300
• − Depreciation: −$1,047
• Taxable loss: −$596
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $-576/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include exterior siding, interior paint, kitchen cabinets, bathroom fixtures, and landscaping.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major interior paint — Worn and peeling
• Major kitchen cabinets — Old and dated
• Major bathroom fixtures — Old and dated
• Major landscaping — Needs significant improvement

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet — New carpet improves comfort and adds value
• Both Replace kitchen cabinets — Modern cabinets increase functionality and appeal
• Both Replace bathroom fixtures — Up-to-date fixtures improve functionality and aesthetics
• Both Landscaping — Aesthetic improvements boost curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling	Major	$15,000–50,000
interior paint · Worn and peeling	Major	$15,000–50,000
kitchen cabinets · Old and dated	Major	$15,000–50,000
bathroom fixtures · Old and dated	Major	$15,000–50,000
landscaping · Needs significant improvement	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet — New carpet improves comfort and adds value ↑
• Both Replace kitchen cabinets — Modern cabinets increase functionality and appeal ↑
• Both Replace bathroom fixtures — Up-to-date fixtures improve functionality and aesthetics ↑
• Both Landscaping — Aesthetic improvements boost curb appeal and property 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: Salt Lake District
• NCES district ID: 4900870
• Math proficiency: 30% ▼ -13.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $47,550
• Composite: 28.85/100
• National rank: #6645
• State rank: #65 of 80 in UT

Livability — Salt Lake City

• Score: 75/100
• State rank: #64
• US rank: #3994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salt Lake City, UT
• County: Salt Lake County · 1,195,750 people
• City population: 172,615
• Metro: Salt Lake City, UT
• Population (ZIP): 23,420
• Household income: $61,425
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 973.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 47% White 33% Two or more races 11% Black 5% Asian 5% Pacific Islander 5% Native American 3%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Italian 2% Ukrainian 2% Slovak 1%
• Foreign-born: 26% · Canada, Vietnam, Philippines
• Languages at home: 51% English-only · Spanish 35% Other Asian/Pacific 6% Vietnamese 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: ▼ -210.53%
• Current HPI: 346.6058
• Rent YoY: ▼ -5.15%
• 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

-26.0% since first listed

9 events — show timeline

• 2026-05-22 Relisted — WFRMLS
• 2026-05-22 Price Changed $37,000 WFRMLS
• 2026-05-22 Listing Removed — WFRMLS
• 2026-05-10 Price Changed $39,000 WFRMLS
• 2026-04-27 Price Changed $39,500 WFRMLS
• 2026-03-23 Listed $41,000 WFRMLS
• 2026-01-19 Listing Removed — WFRMLS
• 2025-11-08 Price Changed $42,900 WFRMLS
• 2025-10-09 Listed $50,000 WFRMLS