1611 N 180 E #64 · Tooele, UT 84074

$98,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 24 Days on market

Built 2021 Poor condition 435 sqft lot $860/mo HOA · 42% of rent

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Why this score? — see what drove the C- 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 +17.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +3.0/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Covered parking
• Ample closet space
• Storage shed

Tags

• OPEN-CONCEPT FLOOR PLAN
• MODERN KITCHEN
• PRIVATE EN-SUITE BATHROOM
• AMPLE CLOSET SPACE
• COVERED PARKING
• STORAGE SHED

Property features AI

Finance

• HOA & community: Homeowners association (monthly fee); Association fee $860 per month; Community clubhouse; On-site management; Pets permitted; Picnic area; Playground

Exterior

• Parking: Total 4 parking spaces; 2 covered/carport spaces; 2 open parking spaces; Covered parking
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (public) water
• Home design: Manufactured home; Built/standing condition; Single-family zoning
• Construction: Asphalt roof
• Exterior features: Mountain view; Storage shed(s)

Interior

• Kitchen: Refrigerator; Gas oven; Free-standing range/oven; Garbage disposal
• Bedrooms: Three main-level bedrooms; Primary bedroom on the 1st floor
• Flooring: Carpet; Linoleum
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Primary bathroom; Garbage disposal; Gas oven; Free-standing range/oven; Blinds on windows
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $98k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#52 in UT, #3,142 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: amenities F.
• Tooele District (town): math 32% / reading 34% proficiency, ranked #62 of 80 in UT (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Copper Canyon School (math 22% / reading 22%, grade F, #509 of 585 statewide, top 88%, 468 students, 33% FRL); Clarke N. Johnsen Jr High (math 40% / reading 41%, grade F, #69 of 138 statewide, top 51%, 892 students, 45% FRL); Stansbury High (math 23% / reading 50%, grade F, #86 of 171 statewide, top 52%, 2,010 students, 14% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 589 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 867 units permitted in Tooele County in 2024 (87 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $681 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tooele County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.
• Climate carrying-cost: major flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,022 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.09% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.64%
• DSCR: 1.16
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-11,045
• Equity at exit: $14,687

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-4,423
• Equity at exit: $8,516

Cash invested: $27,580 (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 84074

• Rents YoY: 2.5%
• Active inventory: 589
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$517
• Tax est. 1.5%: −$123 /mo · $1,478/yr
• Insurance: −$41
• HOA: −$860
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $84

Break-even live

Break-even rent $1,950

Max offer price $98,500

Occupancy floor 91%

Sensitivity live

Price	-10% $152	-5% $118	+0% $84	+5% $50	+10% $16
Rent	-10% $-79	-5% $2	+0% $84	+5% $165	+10% $246
Rate	-1.0pp $133	-0.5pp $109	base $84	+0.5pp $58	+1.0pp $32

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1731 Copper Canyon Dr Tooele, UT	3.0	2.0	1399	$1,985	$1.42	16d	1	0.26mi
1908 N Patchwork Ave Tooele, UT	4.0	2.5	1400	$2,230	$1.59	21d	1	0.36mi
1942 N 20 W Tooele, UT	3.0	1.5	1298	$1,850	$1.43	25d	1	0.59mi
742 N 100 E Tooele, UT	1.0–3.0	1.0–2.0	892	$1,578	$1.77	25d	2	0.99mi
739 N 160 E Unit A Tooele, UT	3.0	2.0	1368	$1,750	$1.28	25d	1	1.01mi
135 E 730 N Unit 1 Tooele, UT	3.0	2.0	1368	$2,150	$1.57	6d	1	1.03mi
728 N 160 E Tooele, UT	3.0	2.0	1396	$1,800	$1.29	23d	1	1.03mi
116 E 730 N Unit 1 Tooele, UT	3.0	2.0	1368	$1,800	$1.32	25d	1	1.06mi
71 W 740 N Tooele, UT	3.0	2.0	1479	$2,200	$1.49	21d	1	1.09mi
1241 N Lexington Greens Dr Tooele, UT	1.0–3.0	1.0–2.0	1006	$1,799	$1.79	4d	40	1.17mi
345 E 400 N Unit A Tooele, UT	2.0	1.0	942	$1,425	$1.51	25d	1	1.49mi

HOA detail

• Monthly dues: $860 · $10,320/yr

Listing history 20 events

1. 2026-06-21
   days on market $98,500 Active 24 DOM
2. 2026-06-18
   days on market $98,500 Active 21 DOM
3. 2026-06-17
   days on market $98,500 Active 20 DOM
4. 2026-06-16
   days on market $98,500 Active 19 DOM
5. 2026-06-15
   days on market $98,500 Active 18 DOM
6. 2026-06-13
   days on market $98,500 Active 16 DOM
7. 2026-06-09
   days on market $98,500 Active 12 DOM
8. 2026-06-08
   days on market $98,500 Active 11 DOM
9. 2026-06-07
   days on market $98,500 Active 10 DOM
10. 2026-06-03
    days on market $98,500 Active 6 DOM
11. 2026-06-02
    days on market $98,500 Active 5 DOM
12. 2026-06-01
    days on market $98,500 Active 4 DOM
13. 2026-05-31
    days on market $98,500 Active 3 DOM
14. 2026-05-28
    listed $98,500 Active
15. 2025-06-25
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

16. 2025-06-18
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

17. 2025-05-17
    listed $85,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2022-10-27
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2022-07-25
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2022-07-18
    listed $80,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

ⓘ 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) · 74% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 2 d/yr ≥92°F today · 6 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,673
• − Mortgage interest: −$5,518
• − Property taxes: −$1,478
• − Insurance: −$492
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − HOA: −$10,320
• − Depreciation: −$2,865
• Taxable income: $52
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $991/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and maintenance, including major work on the exterior siding and roof, as well as landscaping. Significant updates are needed to raise its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible damage, but photos don't show
• Major landscaping — Overgrown grass

Value-add opportunities

• Resale repair and paint exterior — Enhances curb appeal and home's overall appearance
• Resale repair roof — Fixes major structural issue
• Both landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but photos don't show	Major	$15,000–50,000
landscaping · Overgrown grass	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale repair and paint exterior — Enhances curb appeal and home's overall appearance ↑
• Resale repair roof — Fixes major structural issue ↑
• Both landscaping — Improves curb appeal and enhances 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: Tooele District
• NCES district ID: 4901050
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $63,054
• Composite: 29.94/100
• National rank: #6379
• State rank: #62 of 80 in UT

Livability — Tooele

• Score: 77/100
• State rank: #52
• US rank: #3142

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tooele, UT
• County: Tooele County · 59,706 people
• City population: 59,706
• Metro: Salt Lake City, UT
• Population (ZIP): 59,706
• Household income: $108,341
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 355.0

Population outlook (Tooele County) Hauer SSP2

• Today (2025): 73,901 people
• By 2030: 79,080 · +7.0%
• By 2040: 89,127 · +20.6%
• By 2050: 98,460 · +33.2%
• By 2075: 115,767 · +56.7%
• By 2100: 122,453 · +65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 14% Two or more races 9% Pacific Islander 1% Black 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 5% Slovak 4% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Tooele

• 2024 margin: Solid R (+41.0) · D 28.1% · R 69.1% · Other 2.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -29.8pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+38.3 2016: R+30.0 2012: R+51.4 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.55%
• Current HPI: 244.981
• Rent YoY: ▲ 2.53%
• 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

+23.1% since first listed

7 events — show timeline

• 2026-05-28 Listed $98,500 WFRMLS
• 2025-06-25 Sold (MLS) — WFRMLS
• 2025-06-18 Pending — WFRMLS
• 2025-05-17 Listed $85,000 WFRMLS
• 2022-10-27 Sold (MLS) — WFRMLS
• 2022-07-25 Pending — WFRMLS
• 2022-07-18 Listed $80,000 WFRMLS