50 S 1500 W #7 · Vernal, UT 84078

$16,999

3 bd · 1.0 ba · 980 sqft · Manufactured · 186 Days on market

Built 1978 4,356 sqft lot ↓ 55% 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
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

DIY enthusiast looking for your next project or inexpensive housing? This mobile home in Mile High Village Vernal, Utah, is priced to sell and offers a blank canvas for those with vision and skills. This property needs significant work and is an ideal opportunity for someone ready to roll up their sleeves and put in some sweat equity.

Key facts

• 4,356 sq ft lot
• Built 1978
• Listed 186 days

Property features AI

Finance

• HOA & community: Subdivision: Mile High Village

Exterior

• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary (domestic) water connected
• Home design: Mobile home; Faces west; Residential use; Built and currently standing
• Construction: Membrane roof
• Exterior features: Property located on a cul-de-sac; Paved road access; Partial landscaping

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Gas central heating
• Interior features: Vinyl flooring; No basement; Seven total rooms
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $17k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $17k).
• Recommended offer: $15k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#60 in UT, #3,813 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, amenities A; Watch: crime D+, health & safety D+, employment F.
• Uintah District (town): math 34% / reading 34% proficiency, ranked #60 of 80 in UT (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ashley School (math 32% / reading 18%, grade F, #472 of 585 statewide, top 81%, 517 students, 58% FRL); Vernal Middle (math 35% / reading 38%, grade F, #88 of 138 statewide, top 66%, 849 students, 42% FRL); Uintah High (math 18% / reading 36%, grade F, #131 of 171 statewide, top 79%, 1,808 students, 31% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 276 active listings in the ZIP; solid renter incomes; 85 units permitted in Uintah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $117 of loan paydown is wiped out by about $510 of value loss. Plan a longer hold.
• Uintah County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (55%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $14,959 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 9.00% ✓
• Cap rate: 83.31%
• Cash-on-cash: 275.07%
• DSCR: 13.24
• GRM: 0.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.07% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 15.38×
• Total profit: $68,422
• Equity at exit: $2,535

10-year hold

• IRR: —
• Equity multiple: 33.80×
• Total profit: $156,133
• Equity at exit: $1,470

Cash invested: $4,760 (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 84078

• Rents YoY: 4.1%
• Active inventory: 276
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,530 medium
• Mortgage (P&I): −$89
• Tax est. 1.5%: −$21 /mo · $255/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $1,091

Break-even live

Break-even rent $149

Max offer price $16,999

Occupancy floor 24%

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: $4,250
• Closing costs: $510
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-21
   status Active
2. 2026-05-21
   historical
3. 2026-05-04
   price $16,999
4. 2026-04-07
   price $18,999
5. 2026-03-09
   price $19,999
6. 2026-03-09
   price $19,900
7. 2026-03-06
   price $19,999
8. 2026-01-13
   price $29,999
9. 2025-11-21
   listed $38,000 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,357
• − Mortgage interest: −$952
• − Property taxes: −$255
• − Insurance: −$85
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$495
• Taxable income: $13,633
• Est. tax owed @ 24.0%: −$3,272
• After-tax cash flow: $9,820/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: Uintah District
• NCES district ID: 4901080
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $62,125
• Composite: 30.69/100
• National rank: #6177
• State rank: #60 of 80 in UT

Livability — Vernal

• Score: 75/100
• State rank: #60
• US rank: #3813

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vernal, UT
• County: Uintah County · 30,975 people
• City population: 30,975
• Metro: Vernal, UT
• Population (ZIP): 30,975
• Household income: $75,113
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 223.0

Population outlook (Uintah County) Hauer SSP2

• Today (2025): 49,582 people
• By 2030: 56,006 · +13.0%
• By 2040: 70,034 · +41.2%
• By 2050: 85,323 · +72.1%
• By 2075: 124,396 · +150.9%
• By 2100: 154,630 · +211.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 8% Native American 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 6% Slovak 3% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Uintah

• 2024 margin: Solid R (+73.6) · D 12.3% · R 85.9% · Other 1.8%
• 2008→2024 swing: -4.8pp toward R · 2008: -68.8pp · 2024: -73.6pp
• All cycles: 2024: R+73.6 2020: R+75.8 2016: R+68.9 2012: R+81.3 2008: R+68.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -304.65%
• Current HPI: 197.5429
• Rent YoY: ▲ 4.07%
• Metro: Vernal, 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

-55.3% since first listed

9 events — show timeline

• 2026-05-21 Relisted — WFRMLS
• 2026-05-21 Listing Removed — WFRMLS
• 2026-05-04 Price Changed $16,999 WFRMLS
• 2026-04-07 Price Changed $18,999 WFRMLS
• 2026-03-09 Price Changed $19,999 WFRMLS
• 2026-03-09 Price Changed $19,900 WFRMLS
• 2026-03-06 Price Changed $19,999 WFRMLS
• 2026-01-13 Price Changed $29,999 WFRMLS
• 2025-11-21 Listed $38,000 WFRMLS