1060 S Main St #30 · Brigham City, UT 84302

$29,000

3 bd · 2.0 ba · 882 sqft · Manufactured · 85 Days on market

Built 1974 Good condition 435 sqft lot $700/mo HOA · 49% of rent ↓ 37% 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
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Seller and Priced to move at $29K. This Move-In Ready 3-Bedroom with Fresh Updates and Brand-New Roof Exciting opportunity to own an affordable, clean, and updated home in Brigham City. Located in the desirable Mountain View Manufactured Home Community, this bright 3-bedroom residence offers 1 full bath and 1 three-quarter bath, featuring all-new LVP flooring and fresh, neutral paint throughout-creating a low-maintenance space that's truly move-in ready. This manufactured home sits in a well-maintained community with a monthly lot rent of $700, making it an excellent option for first-time buyers, downsizers, or investors seeking value and convenience. Schedule your showing today t

Key facts

• All new lvp flooring
• Fresh updates
• Move in ready

Tags

• MOVE IN READY
• FRESH UPDATES
• ALL NEW LVP FLOORING
• FRESH NEUTRAL INTERIOR PAINT

Property features AI

Finance

• Other: Has view
• HOA & community: Homeowners association with a $700 monthly fee

Exterior

• Parking: Two open, uncovered parking spaces
• Utilities: Natural gas connected; Electricity connected; Water (culinary) connected; Public sewer connected
• Home design: Mobile home style; Single story; North-facing; Residential use
• Construction: Aluminum construction material; Aluminum and composition roof; Built in 1974; Built and standing condition
• Exterior features: Partially fenced lot; Covered deck; Mountain view; Near golf course; Storage shed(s)

Interior

• Bedrooms: Three main-level bedrooms; Primary bedroom on the first floor
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Primary bathroom with separate tub and shower; Ceiling fan; Single-level living
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $29k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $27k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#115 in UT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F.
• Box Elder District (town): math 41% / reading 42% proficiency, ranked #38 of 80 in UT (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Box Elder High (math 29% / reading 50%, grade F, #65 of 171 statewide, top 39%, 1,583 students, 23% FRL).
• Market conditions: 328 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 461 units permitted in Box Elder County in 2024 (62 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $200 of loan paydown is wiped out by about $870 of value loss. Plan a longer hold.
• Box Elder County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 49% of rent.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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 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?
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: 4.96% ✓
• Cap rate: 16.03%
• Cash-on-cash: 34.76%
• DSCR: 2.55
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.2%
• Equity multiple: 2.32×
• Total profit: $10,735
• Equity at exit: $4,324

10-year hold

• IRR: 38.8%
• Equity multiple: 4.75×
• Total profit: $30,476
• Equity at exit: $2,507

Cash invested: $8,120 (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 84302

• Active inventory: 328
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,438 medium
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$700
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $235

Break-even live

Break-even rent $1,140

Max offer price $29,000

Occupancy floor 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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
747 S Main St Brigham City, UT	1.0–2.0	1.0–2.0	860	$1,600	$1.86	23d	4	0.56mi
295 E 800 S Unit B405 Brigham City, UT	2.0	1.0	947	$1,250	$1.32	23d	1	0.62mi

HOA detail

• Monthly dues: $700 · $8,400/yr

Listing history 20 events

1. 2026-06-18
   days on market $29,000 Active 85 DOM
2. 2026-06-17
   days on market $29,000 Active 84 DOM
3. 2026-06-16
   days on market $29,000 Active 83 DOM
4. 2026-06-15
   days on market $29,000 Active 82 DOM
5. 2026-06-14
   days on market $29,000 Active 80 DOM
6. 2026-06-10
   days on market $29,000 Active 77 DOM
7. 2026-06-09
   days on market $29,000 Active 76 DOM
8. 2026-06-08
   days on market $29,000 Active 75 DOM
9. 2026-06-07
   days on market $29,000 Active 74 DOM
10. 2026-06-03
    days on market $29,000 Active 70 DOM
11. 2026-06-02
    days on market $29,000 Active 69 DOM
12. 2026-06-01
    days on market $29,000 Active 68 DOM
13. 2026-05-31
    days on market $29,000 Active 67 DOM
14. 2026-05-31
    pricedays on market $29,000 Active 66 DOM
15. 2026-05-23
    price $25,000
16. 2026-05-19
    price $27,000
17. 2026-04-29
    price $29,000
18. 2026-04-21
    price $32,000
19. 2026-04-10
    price $35,000
20. 2026-03-26
    listed $39,500 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 · 97% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,250
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − HOA: −$8,400
• − Depreciation: −$844
• Taxable income: $3,042
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $2,093/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 · 14 photos

Good 75/100 Cosmetic rehab

This move-in ready 3-bedroom manufactured home in a well-maintained community has been updated with new flooring and paint, making it an excellent option for first-time buyers, downsizers, or investors seeking value and convenience.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and value for both resale and rental. ↑

ⓘ 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: Box Elder District
• NCES district ID: 4900090
• Math proficiency: 41% ▼ -4.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $55,796
• Composite: 36.3/100
• National rank: #4698
• State rank: #38 of 80 in UT

Livability — Brigham City

• Score: 68/100
• State rank: #115
• US rank: #9530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brigham City, UT
• Population (ZIP): 26,711

Population outlook (Box Elder County) Hauer SSP2

• Today (2025): 55,528 people
• By 2030: 56,848 · +2.4%
• By 2040: 58,697 · +5.7%
• By 2050: 59,164 · +6.5%
• By 2075: 55,699 · +0.3%
• By 2100: 45,932 · -17.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Italian 5% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Box Elder

• 2024 margin: Solid R (+60.8) · D 18.2% · R 79.0% · Other 2.7%
• 2008→2024 swing: +1.7pp toward D · 2008: -62.5pp · 2024: -60.8pp
• All cycles: 2024: R+60.8 2020: R+63.2 2016: R+51.4 2012: R+78.2 2008: R+62.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -256.79%
• Current HPI: 259.4008
• 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

-36.7% since first listed

6 events — show timeline

• 2026-05-23 Price Changed $25,000 WFRMLS
• 2026-05-19 Price Changed $27,000 WFRMLS
• 2026-04-29 Price Changed $29,000 WFRMLS
• 2026-04-21 Price Changed $32,000 WFRMLS
• 2026-04-10 Price Changed $35,000 WFRMLS
• 2026-03-26 Listed $39,500 WFRMLS