1610 W Calvo Dr #59 · West Valley City, UT 84119

$45,000

3 bd · 1.0 ba · 815 sqft · Manufactured · 118 Days on market

Built 1967 $880/mo HOA · 52% of rent ↓ 47% 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 +29.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Covered parking
• Newer water heater
• Lvp flooring

Tags

• LVP FLOORING
• STAINLESS-STEEL APPLIANCES
• NEWER WATER HEATER
• FIVE TOTAL PARKING SPACES
• COVERED PARKING

Property features AI

Finance

• Other: Subdivision: TOWN AND COUNTRY
• HOA & community: Homeowners association (monthly fee $880)

Exterior

• Parking: Total of 10 parking spaces; 5 covered/carport spaces; 5 open parking spaces; Has carport
• Utilities: Public sewer
• Home design: Mobile home; Property is built and standing; Above-grade finished area approximately 815
• Construction: Aluminum/metal roofing; Built and standing construction
• Exterior features: Partially fenced lot; Aluminum/metal roof

Interior

• Kitchen: Gas range
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating (≥95% efficiency); Evaporative cooling
• Interior features: Gas range; Vaulted ceilings; Blinds

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#55 in UT, #3,285 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: crime D-, amenities F, health & safety D-.
• Granite District (suburban): math 26% / reading 32% proficiency, ranked #69 of 80 in UT (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Granger School (math 15% / reading 16%, grade F, #554 of 585 statewide, top 95%, 755 students, 73% FRL); Valley Jr High (math 17% / reading 22%, grade F, #130 of 138 statewide, top 94%, 639 students, 66% FRL); Granger High (math 7% / reading 22%, grade F, #167 of 171 statewide, top 98%, 3,481 students, 63% FRL) — zoned schools average 67% FRL vs 45% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 29% district-wide (-12 pts) — the specific schools serving this property underperform the Granite District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 227 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 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 118 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $75k (62%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent.

Recommended offer $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D 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. 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: 3.79% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.93%
• DSCR: 1.66
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.96×
• Total profit: $-537
• Equity at exit: $6,710

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-191
• Equity at exit: $3,891

Cash invested: $12,600 (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 84119

• Rents YoY: 0.7%
• Active inventory: 227
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$880
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $157

Break-even live

Break-even rent $1,508

Max offer price $45,000

Occupancy floor 86%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3860 S Redwood Rd Salt Lake City, UT	2.0	1.0–2.0	851	$1,719	$2.02	3d	26	0.24mi
1580 W 3940 S Salt Lake City, UT	1.0–2.0	1.0	921	$1,495	$1.62	2d	7	0.34mi
3810 S Redwood Rd West Valley City, UT	1.0–3.0	1.0–2.0	1110	$2,149	$1.94	2d	46	0.44mi
4040 W Boulder Pointe Salt Lake City, UT	2.0	1.0	890	$1,576	$1.77	2d	1	0.48mi
1812 W 4100 S West Valley City, UT	1.0–3.0	1.0–2.0	1102	$2,103	$1.91	2d	46	0.60mi
1902 W 3395 S West Valley City, UT	2.0	1.0	930	$1,325	$1.42	4d	1	0.60mi
4110 S Oak Meadows Dr #31 Salt Lake City, UT	2.0	1.0	970	$1,500	$1.55	16d	1	0.62mi
2240 W 3800 S West Valley City, UT	1.0–2.0	1.0	775	$1,385	$1.79	2d	14	0.68mi
1251 W Village Main Dr West Valley City, UT	1.0–3.0	1.0–2.0	957	$1,700	$1.78	2d	5	0.71mi
4028 S 1300 W Salt Lake City, UT	2.0–3.0	2.0	1325	$1,875	$1.42	4d	6	0.72mi
3600 S Orion Cir West Valley City, UT	1.0–3.0	1.0–1.5	1075	$2,009	$1.87	24d	1	0.73mi
1941 W Hyannis Ave Unit 1 West Valley City, UT	2.0	1.5	1001	$1,600	$1.60	24d	1	0.81mi
4236 S Atherton Dr Salt Lake City, UT	1.0–3.0	1.0–2.0	1075	$1,850	$1.72	4d	3	0.82mi
2600 W 3800 S West Valley City, UT	2.0	1.0–2.0	912	$2,205	$2.42	3d	100	1.02mi
2640 W 3800 S West Valley City, UT	2.0	1.0	965	$1,125	$1.17	4d	1	1.05mi
2640 W 3800 S Apt 3 Salt Lake City, UT	2.0	1.0	965	$1,125	$1.17	4d	1	1.05mi
2184 W 3100 S West Valley City, UT	1.0–2.0	1.0	650	$1,477	$2.27	2d	13	1.09mi
2184 W 3100 S West Valley City, UT	1.0–2.0	1.0	650	$1,477	$2.27	24d	6	1.09mi
3058 Decker Lake Dr West Valley City, UT	2.0	1.0–2.0	683	$1,800	$2.64	24d	1	1.15mi
845 W 3900 S Salt Lake City, UT	1.0–2.0	1.0–2.0	735	$1,922	$2.61	3d	6	1.18mi
820 W Timbercreek Way South Salt Lake, UT	1.0–2.0	1.0	676	$1,470	$2.17	2d	30	1.20mi
2635 W Dutch Draw Salt Lake City, UT	3.0	2.0	1078	$1,745	$1.62	24d	1	1.27mi
745 Fine Dr South Salt Lake, UT	1.0–3.0	1.0–2.0	1077	$2,132	$1.98	3d	25	1.31mi
4459 Butterfield St Unit NA Taylorsville, UT	2.0	1.0	1000	$1,500	$1.50	24d	1	1.31mi
4459 S Butterfield St Salt Lake City, UT	2.0	1.0	1000	$1,500	$1.50	4d	1	1.31mi
764 W 3940 S Salt Lake City, UT	1.0–3.0	1.0–2.0	1075	$1,912	$1.78	3d	26	1.31mi
4422 S Atherton Dr Salt Lake City, UT	2.0	1.0	1000	$1,495	$1.50	3d	1	1.33mi
1141 W 3900 S Taylorsville, UT	1.0–2.0	1.0	581	$1,623	$2.79	2d	61	1.40mi
3825 S 700 W South Salt Lake, UT	1.0–3.0	1.0–2.0	780	$1,835	$2.35	3d	19	1.41mi
3043 W 3500 S West Valley City, UT	2.0	1.0	950	$1,149	$1.21	24d	1	1.50mi

HOA detail

• Monthly dues: $880 · $10,560/yr

Listing history 25 events

1. 2026-06-18
   days on market $45,000 Active 118 DOM
2. 2026-06-17
   days on market $45,000 Active 117 DOM
3. 2026-06-16
   days on market $45,000 Active 116 DOM
4. 2026-06-15
   days on market $45,000 Active 115 DOM
5. 2026-06-13
   days on market $45,000 Active 113 DOM
6. 2026-06-09
   days on market $45,000 Active 109 DOM
7. 2026-06-08
   days on market $45,000 Active 108 DOM
8. 2026-06-07
   days on market $45,000 Active 107 DOM
9. 2026-06-03
   days on market $45,000 Active 103 DOM
10. 2026-06-02
    days on market $45,000 Active 102 DOM
11. 2026-06-01
    days on market $45,000 Active 101 DOM
12. 2026-05-31
    days on market $45,000 Active 100 DOM
13. 2026-05-20
    price $45,000
14. 2026-05-04
    price $55,000
15. 2026-04-15
    price $65,000
16. 2026-03-20
    price $75,000
17. 2026-02-25
    price $85,000
18. 2026-02-21
    price $95,000
19. 2026-02-21
    listed $120,000 Active
20. 2023-10-17
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2023-09-23
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2023-08-17
    listed $76,900 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

23. 2023-08-14
    historical
24. 2023-06-13
    price $79,900
25. 2023-04-13
    listed $84,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,472
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − HOA: −$10,560
• − Depreciation: −$1,309
• Taxable income: $1,906
• Est. tax owed @ 24.0%: −$458
• After-tax cash flow: $1,423/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: Granite District
• NCES district ID: 4900360
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $55,971
• Composite: 25.93/100
• National rank: #7336
• State rank: #69 of 80 in UT

Livability — West Valley City

• Score: 76/100
• State rank: #55
• US rank: #3285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Valley City, UT
• County: Salt Lake County · 1,195,750 people
• City population: 132,995
• Metro: Salt Lake City, UT
• Population (ZIP): 50,070
• Household income: $71,378
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1635.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 45% White 36% Two or more races 12% Black 5% Pacific Islander 4% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 3% Portuguese 2% Italian 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 54% English-only · Spanish 34% Other Asian/Pacific 3% Vietnamese 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: ▼ -332.72%
• Current HPI: 327.1858
• Rent YoY: ▲ 0.74%
• 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

-47.0% since first listed

13 events — show timeline

• 2026-05-20 Price Changed $45,000 WFRMLS
• 2026-05-04 Price Changed $55,000 WFRMLS
• 2026-04-15 Price Changed $65,000 WFRMLS
• 2026-03-20 Price Changed $75,000 WFRMLS
• 2026-02-25 Price Changed $85,000 WFRMLS
• 2026-02-21 Price Changed $95,000 WFRMLS
• 2026-02-21 Listed $120,000 WFRMLS
• 2023-10-17 Sold (MLS) — WFRMLS
• 2023-09-23 Pending — WFRMLS
• 2023-08-17 Listed $76,900 WFRMLS
• 2023-08-14 Listing Removed — WFRMLS
• 2023-06-13 Price Changed $79,900 WFRMLS
• 2023-04-13 Listed $84,900 WFRMLS