1150 N 200 W #6 · Lehi, UT 84043

$88,900

3 bd · 2.0 ba · 924 sqft · Manufactured · 208 Days on market

Built 1994 435 sqft lot $750/mo HOA · 37% of rent ↓ 11% 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 +26.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious manufactured home located in the peaceful Terrace Mobile Home Park! Recently serviced cooling system, open layout that feels super cozy and private. 2-car carport + 2 uncovered spaces & 3 private storage sheds - perfect for keeping all your things. Great location near I-15.. LOT RENT $750/month and includes water and sewer. If you're looking for comfort, privacy, and affordability in Lehi, this one is a must-see!

Key facts

• Great location
• Cooling system
• Carport

Tags

• COOLING SYSTEM
• OPEN LAYOUT
• CARPORT
• PRIVATE STORAGE SHEDS
• GREAT LOCATION

Property features AI

Finance

• HOA & community: Monthly association fee of $750; Association covers water and sewer; Community: TERRACE MOBILE HOME PARK

Exterior

• Parking: Attached garage; Covered parking (2 spaces); Uncovered/open parking; Carport with 2 spaces; Total of 2 parking spaces reported
• Utilities: Natural gas connected; Electricity connected; Public sewer; Water connected
• Home design: Mobile home; Built/standing condition; Residential use; Single-story (implied by main level bedrooms)
• Construction: Clapboard/Masonite exterior; Asphalt roof
• Exterior features: Partial automatic sprinklers; Part landscaping

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Evaporative cooling
• Interior features: Free-standing range/oven
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 88/100 on livability (#6 in UT, #242 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• 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: Sego Lily School (math 57% / reading 57%, grade C+, #75 of 585 statewide, top 14%, 706 students, 19% FRL); Lehi Jr High (math 54% / reading 54%, grade B-, #14 of 138 statewide, top 10%, 995 students, 13% FRL); Lehi High (math 36% / reading 47%, grade F, #57 of 171 statewide, top 34%, 1,982 students, 12% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: Rents flat; 494 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $615 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 208 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 37% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 2.29% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.92%
• DSCR: 1.53
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.51% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-3,158
• Equity at exit: $13,255

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $51
• Equity at exit: $7,686

Cash invested: $24,892 (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 84043

• Rents YoY: 0.5%
• Active inventory: 494
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,040 medium
• Mortgage (P&I): −$466
• Tax est. 1.5%: −$111 /mo · $1,334/yr
• Insurance: −$37
• HOA: −$750
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $247

Break-even live

Break-even rent $1,727

Max offer price $88,900

Occupancy floor 83%

Sensitivity live

Price	-10% $309	-5% $278	+0% $247	+5% $216	+10% $186
Rent	-10% $86	-5% $167	+0% $247	+5% $328	+10% $408
Rate	-1.0pp $292	-0.5pp $270	base $247	+0.5pp $224	+1.0pp $201

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: $22,225
• Closing costs: $2,667
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
485 W Main St Apt A Lehi, UT	2.0	1.0	833	$1,500	$1.80	3d	1	0.97mi

HOA detail

• Monthly dues: $750 · $9,000/yr
• Likely covers: watersewer

Listing history 10 events

1. 2026-04-14
   status Active
2. 2026-04-07
   historical Backup
3. 2026-01-28
   price $88,900
4. 2025-10-30
   listed $89,900 Active
5. 2025-10-30
   historical
6. 2025-09-25
   listed $89,900 Active
7. 2025-06-24
   historical
8. 2025-05-28
   price $87,900
9. 2025-04-14
   price $95,000
10. 2025-04-02
    listed $100,000 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,479
• − Mortgage interest: −$4,980
• − Property taxes: −$1,334
• − Insurance: −$444
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − HOA: −$9,000
• − Depreciation: −$2,586
• Taxable income: $2,219
• Est. tax owed @ 24.0%: −$532
• After-tax cash flow: $2,434/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.

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 — Lehi

• Score: 88/100
• State rank: #6
• US rank: #242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lehi, UT
• County: Utah County · 661,754 people
• City population: 88,390
• Metro: Provo-Orem, UT
• Population (ZIP): 88,390
• Household income: $129,852
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 931.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 6% Slovak 5% Scottish 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 6% Other Asian/Pacific 1% Other Indo-European 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: ▼ -191.03%
• Current HPI: 298.2243
• Rent YoY: ▲ 0.51%
• 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

-11.1% since first listed

10 events — show timeline

• 2026-04-14 Relisted — WFRMLS
• 2026-04-07 Contingent — WFRMLS
• 2026-01-28 Price Changed $88,900 WFRMLS
• 2025-10-30 Listed $89,900 WFRMLS
• 2025-10-30 Listing Removed — WFRMLS
• 2025-09-25 Listed $89,900 WFRMLS
• 2025-06-24 Listing Removed — WFRMLS
• 2025-05-28 Price Changed $87,900 WFRMLS
• 2025-04-14 Price Changed $95,000 WFRMLS
• 2025-04-02 Listed $100,000 WFRMLS