597 N State St #67 · Orem, UT 84057

$110,000

2 bd · 2.0 ba · 728 sqft · Manufactured · 49 Days on market

Built 2021 Good condition $465/mo HOA · 32% of rent

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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 +8.8/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Newer ac unit
• 2 parking spots
• Community pool

Tags

• CENTRAL OREM LOCATION
• MONTHLY PARK FEE UNDER 600
• NEWER AC UNIT
• REFRIGERATOR INCLUDED
• SECURITY CAMERAS INCLUDED

Property features AI

Finance

• Other: Located in MON A LEA Mobile Home Park
• HOA & community: Homeowners association (Edna); HOA fee $465 monthly; Association provides management

Exterior

• Parking: 2 uncovered/open parking spaces
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (public) water
• Home design: Mobile home; Built and currently standing; Single-family zoning
• Construction: Asphalt roof
• Exterior features: Partially landscaped yard; Pool (community); Snow removal (community service)

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Blinds; Ceiling fan; Storage shed(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (11.9% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (11.9% below list) — sets the bar for cash-flow.

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: Parkside Elementary (621 students, 67% 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 44% FRL vs 18% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 144 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $761 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.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $96,911 (11.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 5.31%
• Cash-on-cash: -3.52%
• DSCR: 0.84
• GRM: 6.4

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: -18.3%
• Equity multiple: 0.34×
• Total profit: $-20,450
• Equity at exit: $16,401

10-year hold

• IRR: -5.2%
• Equity multiple: 0.61×
• Total profit: $-11,908
• Equity at exit: $9,511

Cash invested: $30,800 (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: 144
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$465
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-90

Break-even live

Break-even rent $1,551

Max offer price $96,911

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-52	+0% $-90	+5% $-128	+10% $-166
Rent	-10% $-204	-5% $-147	+0% $-90	+5% $-34	+10% $23
Rate	-1.0pp $-35	-0.5pp $-62	base $-90	+0.5pp $-119	+1.0pp $-148

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 N Main St Unit 1 Orem, UT	1.0	1.0	750	$1,200	$1.60	25d	1	0.31mi
246 W 270 N Orem, UT	2.0	1.0	750	$1,700	$2.27	4d	1	0.39mi
1063 N 100 W Unit 1 Orem, UT	2.0	1.0	700	$1,349	$1.93	4d	1	0.63mi
1098 N 150 W Orem, UT	2.0	1.0	735	$1,150	$1.56	25d	1	0.71mi
140 W 1200 North St Unit 142 Orem, UT	1.0	1.0	500	$1,295	$2.59	16d	1	0.81mi
360 S State St Orem, UT	5.0	1.0–3.0	1325	$1,878	$1.42	16d	1	1.26mi
235 N 800 E Orem, UT	2.0	1.0	725	$1,325	$1.83	25d	1	1.41mi

HOA detail

• Monthly dues: $465 · $5,580/yr

Listing history 21 events

1. 2026-06-21
   pricedays on market $110,000 Active 49 DOM
2. 2026-06-18
   days on market $115,000 Active 46 DOM
3. 2026-06-17
   days on market $115,000 Active 45 DOM
4. 2026-06-16
   days on market $115,000 Active 44 DOM
5. 2026-06-16
   price $115,000 Active 43 DOM
6. 2026-06-15
   days on market $118,000 Active 43 DOM
7. 2026-06-14
   days on market $118,000 Active 41 DOM
8. 2026-06-13
   pricedays on market $118,000 Active 40 DOM
9. 2026-06-10
   days on market $120,000 Active 38 DOM
10. 2026-06-09
    days on market $120,000 Active 37 DOM
11. 2026-06-08
    days on market $120,000 Active 36 DOM
12. 2026-06-07
    days on market $120,000 Active 35 DOM
13. 2026-06-03
    days on market $120,000 Active 31 DOM
14. 2026-06-03
    days on market $120,000 Active 30 DOM
15. 2026-06-01
    days on market $120,000 Active 29 DOM
16. 2026-05-31
    days on market $120,000 Active 28 DOM
17. 2026-05-31
    days on market $120,000 Active 27 DOM
18. 2026-05-19
    price $120,000
19. 2026-05-04
    listed $125,000 Active
20. 2021-11-17
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2021-10-30
    listed $100,000 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.

Taxation est. · year 1

• Rental income: $17,236
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − HOA: −$5,580
• − Depreciation: −$3,200
• Taxable loss: −$2,663
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $-446/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home in Orem offers a good condition with minor cosmetic updates needed for optimal resale and rental value.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental replace window seals — improves energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental replace window seals — improves energy efficiency ↑

ⓘ 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

+20.0% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $120,000 WFRMLS
• 2026-05-04 Listed $125,000 WFRMLS
• 2021-11-17 Pending — WFRMLS
• 2021-10-30 Listed $100,000 WFRMLS