487 W 1500 N · Orem, UT 84057

$94,900

2 bd · 1.0 ba · 625 sqft · Manufactured · 63 Days on market

Built 1980 Good condition

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Convenient access
• Lots of updates
• Corner lot

Tags

• CORNER LOT
• CONVENIENT ACCESS
• MOUNTAIN VIEWS
• LOTS OF UPDATES

Property features AI

Finance

• Other: $240 annual tax amount

Exterior

• Parking: Total of 5 parking spaces; 2 covered/carport spaces; 3 open parking spaces; Covered parking
• Utilities: Electricity available
• Home design: Mobile home; Built and currently standing
• Construction: Built/standing condition
• Exterior features: Residential property; Lot dimensions listed (0.0 x 0.0 x 0.0); Subdivision: CHARMAN MANOR

Interior

• Kitchen: Portable dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level; Primary bedroom on the 1st floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Evaporative cooling
• Interior features: Blinds; Storage shed(s); Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#10 in UT, #389 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Alpine District (suburban): math 45% / reading 50% proficiency, ranked #25 of 80 in UT (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Bonneville School (math 31% / reading 41%, grade F, #375 of 585 statewide, top 65%, 566 students, 48% FRL); Orem Jr High (math 24% / reading 34%, grade F, #112 of 138 statewide, top 81%, 961 students, 41% FRL); Timpanogos High (math 38% / reading 55%, grade D-, #38 of 171 statewide, top 24%, 1,365 students, 24% FRL) — zoned schools average 38% FRL vs 18% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 143 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,326 units permitted in Utah County in 2024 (1,053 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Utah County population projected at +49% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Recommended offer $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.42% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.57%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.51×
• Total profit: $13,493
• Equity at exit: $14,150

10-year hold

• IRR: 22.9%
• Equity multiple: 3.14×
• Total profit: $56,906
• Equity at exit: $8,205

Cash invested: $26,572 (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 84057

• Rents YoY: 4.9%
• Active inventory: 143
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $411

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 65%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 W 1200 North St Unit 142 Orem, UT	1.0	1.0	500	$1,295	$2.59	14d	1	0.54mi
1098 N 150 W Orem, UT	2.0	1.0	735	$1,150	$1.56	23d	1	0.61mi
1063 N 100 W Unit 1 Orem, UT	2.0	1.0	700	$1,349	$1.93	2d	1	0.70mi
605 N Main St Unit 1 Orem, UT	1.0	1.0	750	$1,200	$1.60	23d	1	1.24mi

Listing history 19 events

1. 2026-06-18
   days on market $94,900 Active 63 DOM
2. 2026-06-17
   days on market $94,900 Active 62 DOM
3. 2026-06-16
   days on market $94,900 Active 61 DOM
4. 2026-06-15
   days on market $94,900 Active 60 DOM
5. 2026-06-14
   days on market $94,900 Active 58 DOM
6. 2026-06-13
   days on market $94,900 Active 57 DOM
7. 2026-06-10
   days on market $94,900 Active 55 DOM
8. 2026-06-09
   days on market $94,900 Active 54 DOM
9. 2026-06-08
   days on market $94,900 Active 53 DOM
10. 2026-06-07
    days on market $94,900 Active 52 DOM
11. 2026-06-03
    days on market $94,900 Active 48 DOM
12. 2026-06-03
    days on market $94,900 Active 47 DOM
13. 2026-06-01
    days on market $94,900 Active 46 DOM
14. 2026-05-31
    days on market $94,900 Active 45 DOM
15. 2026-05-31
    days on market $94,900 Active 44 DOM
16. 2026-05-18
    price $94,900
17. 2026-04-16
    listed $99,000 Active
18. 2021-10-17
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2021-09-13
    listed $62,500 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥94°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,208
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$2,761
• Taxable income: $3,640
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $4,061/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 mobile home is in good condition with recent updates, making it move-in ready for both resale and rental.

Value-add opportunities

• Both paint — Fresh paint enhances curb appeal and interior aesthetics
• Both landscaping — Well-maintained landscaping improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both paint — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscaping — Well-maintained landscaping improves curb appeal and adds 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: Alpine District
• NCES district ID: 4900030
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $68,595
• Composite: 42.48/100
• National rank: #3213
• State rank: #25 of 80 in UT

Livability — Orem

• Score: 86/100
• State rank: #10
• US rank: #389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orem, UT
• County: Utah County · 661,754 people
• City population: 94,197
• Metro: Provo-Orem, UT
• Population (ZIP): 36,881
• Household income: $82,780
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 676.0

Population outlook (Utah County) Hauer SSP2

• Today (2025): 693,420 people
• By 2030: 757,324 · +9.2%
• By 2040: 893,178 · +28.8%
• By 2050: 1,035,842 · +49.4%
• By 2075: 1,376,733 · +98.5%
• By 2100: 1,609,388 · +132.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 25% Two or more races 13% Asian 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 17% Salvadoran 1%
• Common ancestry: Italian 5% Slovak 4% Portuguese 2%
• Foreign-born: 13% · Canada, Dominican Republic, China
• Languages at home: 75% English-only · Spanish 19% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Utah

• 2024 margin: Solid R (+39.8) · D 28.5% · R 68.3% · Other 3.2%
• 2008→2024 swing: +19.1pp toward D · 2008: -58.9pp · 2024: -39.8pp
• All cycles: 2024: R+39.8 2020: R+41.0 2016: R+37.3 2012: R+78.5 2008: R+58.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -365.90%
• Current HPI: 319.4849
• Rent YoY: ▲ 4.92%
• Metro: Provo-Orem, 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

+51.8% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $94,900 WFRMLS
• 2026-04-16 Listed $99,000 WFRMLS
• 2021-10-17 Pending — WFRMLS
• 2021-09-13 Listed $62,500 WFRMLS