8155 S Redwood #96 · West Jordan, UT 84088

$58,000

2 bd · 1.0 ba · 696 sqft · Manufactured · 114 Days on market

Built 1972 Good condition 4,356 sqft lot ↓ 3% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful home ready to move ! Very large back yard and side. 2 car parking. Square foot given by owner, but you can measure your own. Central air. The current lot rental fee is $1,050/ monthly. Buyer to verify all info.

Key facts

• Large back yard
• Side parking
• Central air

Tags

• LARGE BACK YARD
• SIDE PARKING
• CENTRAL AIR

Property features AI

Finance

• Other: Zoning: Single-Family / Multi-Family (CC-R); Mobile dimensions approximately 12 x 58 feet; Approximately 696 above-grade finished area; Lot approximately 0.1 acre
• HOA & community: Clubhouse; Subdivision: BROOKSIDE

Exterior

• Parking: 2 open/uncovered parking spaces
• Utilities: Natural gas available and connected; Electricity available and connected; Public sewer available and connected; Culinary water available and connected
• Home design: Mobile home; Faces west; Residential use
• Construction: Flat membrane roof
• Exterior features: Covered deck; In-ground private pool; Fenced (full); Paved road frontage; Mature trees; Flat terrain

Interior

• Kitchen: Gas range; Range hood; Granite countertops
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Gas range; Granite countertops; Range hood; Sliding glass doors; Double pane windows; Lighting; Accessible doors
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $58k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $53k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#34 in UT, #1,632 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living D+.
• Jordan District (suburban): math 38% / reading 43% proficiency, ranked #36 of 80 in UT (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jordan Hills School (math 47% / reading 47%, grade D-, #202 of 585 statewide, top 36%, 665 students, 19% FRL); West Hills Middle (math 25% / reading 28%, grade F, #116 of 138 statewide, top 85%, 1,247 students, 23% FRL); West Jordan High (math 13% / reading 35%, grade F, #149 of 171 statewide, top 87%, 1,826 students, 31% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: Rents soft (-1.5%/yr); 116 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).
• This rent is only 18% of the median local income ($105k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $401 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,780 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 2.67% ✓
• Cap rate: 23.34%
• Cash-on-cash: 60.88%
• DSCR: 3.71
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 1.72×
• Total profit: $11,653
• Equity at exit: $8,648

10-year hold

• IRR: 23.7%
• Equity multiple: 2.62×
• Total profit: $26,339
• Equity at exit: $5,015

Cash invested: $16,240 (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 84088

• Rents YoY: -1.5%
• Active inventory: 116
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $397

Break-even live

Break-even rent $1,047

Max offer price $58,000

Occupancy floor 69%

Sensitivity live

Price	-10% $437	-5% $417	+0% $397	+5% $377	+10% $357
Rent	-10% $275	-5% $336	+0% $397	+5% $459	+10% $520
Rate	-1.0pp $427	-0.5pp $412	base $397	+0.5pp $382	+1.0pp $367

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
831 Lennox St Apt 5 Midvale, UT	2.0	1.0	740	$1,150	$1.55	5d	1	1.26mi
9035 1075 W West Jordan, UT	1.0–2.0	1.0–2.0	783	$1,929	$2.46	2d	13	1.39mi
8018 S Main St Midvale, UT	1.0–2.0	1.0–2.0	753	$1,599	$2.12	2d	2	1.39mi

Listing history 15 events

1. 2026-06-21
   days on market $58,000 Active 114 DOM
2. 2026-06-18
   days on market $58,000 Active 111 DOM
3. 2026-06-17
   days on market $58,000 Active 110 DOM
4. 2026-06-16
   days on market $58,000 Active 109 DOM
5. 2026-06-15
   days on market $58,000 Active 108 DOM
6. 2026-06-13
   days on market $58,000 Active 106 DOM
7. 2026-06-09
   days on market $58,000 Active 102 DOM
8. 2026-06-08
   days on market $58,000 Active 101 DOM
9. 2026-06-07
   days on market $58,000 Active 100 DOM
10. 2026-06-03
    days on market $58,000 Active 96 DOM
11. 2026-06-02
    days on market $58,000 Active 95 DOM
12. 2026-06-01
    days on market $58,000 Active 94 DOM
13. 2026-05-31
    days on market $58,000 Active 93 DOM
14. 2026-03-17
    price $58,000
15. 2026-02-27
    listed $60,000 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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,604
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$5,408
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$1,687
• Taxable income: $4,413
• Est. tax owed @ 24.0%: −$1,059
• After-tax cash flow: $3,710/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 · 13 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a good exterior and interior. Painting the exterior siding and maintaining the HVAC system would be the highest-ROI updates to increase its value.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding will improve the curb appeal and increase the home's value for both resale and rental.
• Both Clean and maintain the HVAC system — A clean and well-maintained HVAC system will improve the home's comfort and energy efficiency, which can increase its value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding will improve the curb appeal and increase the home's value for both resale and rental. ↑
• Both Clean and maintain the HVAC system — A clean and well-maintained HVAC system will improve the home's comfort and energy efficiency, which can increase its 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: Jordan District
• NCES district ID: 4900420
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $78,154
• Composite: 37.59/100
• National rank: #4384
• State rank: #36 of 80 in UT

Livability — West Jordan

• Score: 80/100
• State rank: #34
• US rank: #1632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Jordan, UT
• County: Salt Lake County · 1,195,750 people
• City population: 123,084
• Metro: Salt Lake City, UT
• Population (ZIP): 39,228
• Household income: $105,142
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 777.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 25% Two or more races 10% Asian 3% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 3% Italian 2% Iranian 2%
• Foreign-born: 13% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 17% Other Indo-European 1% Other Asian/Pacific 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: ▼ -259.12%
• Current HPI: 321.656
• Rent YoY: ▼ -1.51%
• 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

-3.3% since first listed

2 events — show timeline

• 2026-03-17 Price Changed $58,000 WFRMLS
• 2026-02-27 Listed $60,000 WFRMLS