182 E Nimue #134 · North Salt Lake, UT 84054

$79,900

3 bd · 2.0 ba · 1,375 sqft · Manufactured · 38 Days on market

Built 1973 Good condition 3,484 sqft lot $1100/mo HOA · 54% 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).

• Cash flow +10.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• DSCR +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks

The home you have been waiting for is here! This spacious 3 bed 2 bath home has been deeply cared for and as clean as they get. Beautifully updated kitchen with tons of counter space and a good sized dining room for your table. Extra large living room for over sized furniture. Great sized bedrooms and also a primary bath. Semi secluded back yard that's fenced in. The sellers have loved this quiet community, but it's on to the next chapter for them. There's a great community swimming pool for those hot summer days that are upon us! Schedule your showing today.

Key facts

• Living room
• Dining room
• Updated kitchen

Tags

• UPDATED KITCHEN
• DINING ROOM
• LIVING ROOM
• FENCED IN BACK YARD
• COMMUNITY SWIMMING POOL

Property features AI

Finance

• Other: Subdivision: CAMELOT
• HOA & community: Homeowners association (Craig/Camelot); Monthly HOA fee covers electricity, gas, sewer, trash and water; Community amenities include clubhouse, pool, playground, picnic area; management and pet rules in place

Exterior

• Parking: Covered parking; Two-car garage; Two-car carport; Four total parking spaces
• Utilities: Natural gas connected; Electricity connected; Public sewer (connected); Culinary and secondary water connected
• Home design: Mobile home; Built in 2012; North-facing; Residential use
• Construction: Aluminum construction; Membrane roof; Built/standing condition
• Exterior features: Covered deck; Awnings; Double-pane windows; Outbuildings; In-ground private pool; Fenced yard (full); Curb and gutter; Paved road access; Manual-part sprinklers; Full landscaping with mature trees; Flat terrain

Interior

• Kitchen: Updated kitchen; Free standing range/oven; Microwave; Refrigerator; Disposal
• Bedrooms: Three main-level bedrooms; Primary bedroom on the 1st floor
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (gas central); Evaporative cooling
• Interior features: Primary bathroom; Walk-in closet; Updated kitchen; Disposal; Free standing range/oven; Blinds; Window coverings
• Laundry & utility: Washer; Dryer; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-40 ($-476/yr) — negative.
• To cash-flow at today's rent, offer at most $74k (7.2% below list).
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $74k (7.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 76/100 on livability (#57 in UT, #3,560 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: cost of living D, amenities F, health & safety F.
• Davis District (suburban): math 43% / reading 47% proficiency, ranked #28 of 80 in UT (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Adelaide School (math 35% / reading 30%, grade F, #416 of 585 statewide, top 71%, 419 students, 50% FRL); South Davis Jr High (math 31% / reading 37%, grade F, #97 of 138 statewide, top 70%, 1,095 students, 25% FRL); Woods Cross High (math 36% / reading 47%, grade F, #57 of 171 statewide, top 34%, 1,567 students, 16% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 148 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,461 units permitted in Davis County in 2024 (508 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Davis County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 54% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,156 (7.2% 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 38 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.55% ✓
• Cap rate: 5.70%
• Cash-on-cash: -2.13%
• DSCR: 0.91
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.46% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.67×
• Total profit: $-7,416
• Equity at exit: $11,913

10-year hold

• IRR: 10.4%
• Equity multiple: 2.14×
• Total profit: $25,555
• Equity at exit: $6,908

Cash invested: $22,372 (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 84054

• Rents YoY: 6.5%
• Active inventory: 148
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,041 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$1,100
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-40

Break-even live

Break-even rent $2,091

Max offer price $74,156

Occupancy floor 97%

Sensitivity live

Price	-10% $16	-5% $-12	+0% $-40	+5% $-67	+10% $-95
Rent	-10% $-201	-5% $-120	+0% $-40	+5% $41	+10% $122
Rate	-1.0pp $1	-0.5pp $-19	base $-40	+0.5pp $-60	+1.0pp $-81

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260 E Kirsten Ln North Salt Lake, UT	3.0	2.5	1559	$2,095	$1.34	16d	1	0.38mi
153 Bamberger Rd North Salt Lake, UT	3.0	2.5	1171	$1,699	$1.45	25d	1	0.62mi
2720 S Orchard Dr North Salt Lake, UT	1.0–2.0	1.0	860	$1,287	$1.50	16d	2	0.64mi
3371 S Orchard Dr Bountiful, UT	2.0	2.5	1267	$2,200	$1.74	16d	1	0.67mi
2767 S 625 W Bountiful, UT	3.0	2.5	1400	$1,900	$1.36	25d	1	0.76mi
2323 S 800 W Woods Cross, UT	2.0–3.0	2.5	1476	$2,299	$1.56	12d	1	0.91mi
110 S Main St North Salt Lake, UT	1.0–3.0	1.0–2.0	1071	$2,390	$2.23	3d	14	0.98mi
47 W 100 S North Salt Lake, UT	2.0	1.5	1120	$1,349	$1.20	25d	1	0.98mi
2720 S Orchard Dr Bountiful, UT	2.0	1.0	970	$1,287	$1.33	25d	1	1.14mi
325 S Orchard Dr North Salt Lake, UT	1.0–3.0	1.0–2.0	968	$2,300	$2.37	3d	31	1.17mi
790 N Cutler Dr North Salt Lake, UT	1.0–3.0	1.0–2.0	1048	$2,243	$2.14	4d	6	1.27mi
2583 S 200 W Bountiful, UT	3.0	1.0	1300	$1,850	$1.42	25d	1	1.28mi
950 N Cutler Dr North Salt Lake, UT	1.0–3.0	1.0–2.0	1040	$2,059	$1.98	21d	20	1.32mi
2030 S Main St Bountiful, UT	1.0–2.0	1.0–2.0	825	$1,700	$2.06	15d	13	1.32mi
2035 S Main St Bountiful, UT	3.0	3.0	1650	$2,650	$1.61	25d	1	1.37mi
882 W Foxboro Dr North Salt Lake, UT	2.0–3.0	1.0–2.0	967	$1,816	$1.88	15d	15	1.41mi
2001 S Main St Bountiful, UT	2.0	2.0	1077	$1,450	$1.35	16d	1	1.50mi

HOA detail

• Monthly dues: $1,100 · $13,200/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-21
   days on market $79,900 Active 38 DOM
2. 2026-06-18
   days on market $79,900 Active 35 DOM
3. 2026-06-17
   days on market $79,900 Active 34 DOM
4. 2026-06-16
   days on market $79,900 Active 33 DOM
5. 2026-06-15
   days on market $79,900 Active 32 DOM
6. 2026-06-14
   days on market $79,900 Active 30 DOM
7. 2026-06-13
   days on market $79,900 Active 29 DOM
8. 2026-06-10
   days on market $79,900 Active 27 DOM
9. 2026-06-09
   days on market $79,900 Active 26 DOM
10. 2026-06-08
    days on market $79,900 Active 25 DOM
11. 2026-06-07
    days on market $79,900 Active 24 DOM
12. 2026-06-05
    days on market $79,900 Active 21 DOM
13. 2026-06-03
    days on market $79,900 Active 20 DOM
14. 2026-06-02
    days on market $79,900 Active 19 DOM
15. 2026-06-01
    days on market $79,900 Active 18 DOM
16. 2026-05-31
    days on market $79,900 Active 17 DOM
17. 2026-05-31
    days on market $79,900 Active 16 DOM
18. 2026-05-14
    listed $79,900 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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥90°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,493
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − HOA: −$13,200
• − Depreciation: −$2,324
• Taxable loss: −$1,024
• Est. tax savings @ 24.0%: +$246
• After-tax cash flow: $-231/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 · 30 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated manufactured home is move-in ready with a good condition score and minimal repairs needed. It offers a spacious floor plan, modern kitchen, and well-maintained bathrooms. The home's curb appeal can be further enhanced with some exterior painting and new window treatments.

Value-add opportunities

• Resale Paint the exterior walls — Fresh paint can enhance the curb appeal and make the home look more inviting.
• Resale Replace the flooring in the bathrooms — New flooring can improve the overall look and feel of the bathrooms.
• Resale Install new window treatments — New window treatments can improve the home's curb appeal and energy efficiency.
• Resale Upgrade the kitchen appliances — Upgrading the appliances can make the kitchen more modern and appealing to potential buyers.
• Rental Add a front porch — A front porch can provide additional living space and increase the rental value of the home.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior walls — Fresh paint can enhance the curb appeal and make the home look more inviting. ↑
• Resale Replace the flooring in the bathrooms — New flooring can improve the overall look and feel of the bathrooms. ↑
• Resale Install new window treatments — New window treatments can improve the home's curb appeal and energy efficiency. ↑
• Resale Upgrade the kitchen appliances — Upgrading the appliances can make the kitchen more modern and appealing to potential buyers. ↑
• Rental Add a front porch — A front porch can provide additional living space and increase the rental value of the home. ↑

ⓘ 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: Davis District
• NCES district ID: 4900210
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $70,511
• Composite: 40.59/100
• National rank: #3698
• State rank: #28 of 80 in UT

Livability — North Salt Lake

• Score: 76/100
• State rank: #57
• US rank: #3560

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Salt Lake, UT
• County: Davis County · 341,755 people
• City population: 22,355
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 22,355
• Household income: $101,860
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 426.0

Population outlook (Davis County) Hauer SSP2

• Today (2025): 399,271 people
• By 2030: 430,528 · +7.8%
• By 2040: 493,485 · +23.6%
• By 2050: 555,187 · +39.1%
• By 2075: 688,589 · +72.5%
• By 2100: 769,646 · +92.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 18% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 3% Slovak 3% Italian 2%
• Foreign-born: 13% · Canada
• Languages at home: 80% English-only · Spanish 11% Other Indo-European 4% Other Asian/Pacific 3%

Political lean MEDSL · Davis

• 2024 margin: Strong R (+24.9) · D 36.0% · R 60.8% · Other 3.2%
• 2008→2024 swing: +17.4pp toward D · 2008: -42.3pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+27.5 2016: R+23.3 2012: R+61.8 2008: R+42.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -341.91%
• Current HPI: 275.9596
• Rent YoY: ▲ 6.46%
• Metro: Ogden-Clearfield, 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

1 event — show timeline

• 2026-05-14 Listed $79,900 WFRMLS