1557 Harvest St W · Salt Lake City, UT 84116

$59,900

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 108 Days on market

Built 2016 435 sqft lot ↓ 33% 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 +3.8/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience active adult living at 1557 W Harvest St in Salt Lake City, a 55+ community built for comfort and convenience. Enjoy access to a clubhouse, gym, pool, and weight room, with plenty of space to stay active and connect with neighbors. Just minutes from downtown, the community offers easy access to city amenities while maintaining a peaceful atmosphere. Outdoor lovers will appreciate the nearby Jordan River Parkway, a 45-mile paved trail perfect for walking, biking, and nature outings. With quiet surroundings and affordable lot rents, this location offers a balanced lifestyle close to both nature and city life.

Key facts

• Clubhouse
• Jordan river parkway
• Gym

Tags

• CLUBHOUSE
• GYM
• POOL
• WEIGHT ROOM
• JORDAN RIVER PARKWAY
• 45 MILE PAVED TRAIL

Property features AI

Finance

• Other: Subdivision: ALL SEASONS
• HOA & community: Monthly association fees; Community clubhouse; Fitness center; On-site management; Pet rules; pets permitted; Community pool; Snow removal; Storage available; Senior community

Exterior

• Parking: Total of 4 parking spaces; 2 covered/carport spaces; 2 open parking spaces; Covered parking
• Security: Fire alarm
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water
• Home design: Mobile home; Built/standing condition; Asbestos shingle roof; Facing information not provided; Single-story (implied by bedroom levels)
• Construction: Built in 2016; Construction materials include aluminum and asbestos
• Exterior features: Partially fenced lot; Automatic full sprinkler system; Open porch; Open patio; Outbuildings; In-ground private pool

Interior

• Kitchen: Gas range; Built-in range/oven; Microwave; Refrigerator; Garbage disposal
• Bedrooms: Two main-level bedrooms; Primary bedroom on the 1st floor
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Fire alarm; Garbage disposal; Built-in range/oven; Gas range; Ceiling fan; Blinds; Storage shed(s)
• Laundry & utility: Washer included; Dryer included; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $840 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#64 in UT, #3,994 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A; Watch: cost of living D+, crime F.
• Salt Lake District (urban): math 30% / reading 37% proficiency, ranked #65 of 80 in UT (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Backman School (math 8% / reading 19%, grade F, #566 of 585 statewide, top 97%, 364 students, 87% FRL); Northwest Middle (math 8% / reading 13%, grade F, #137 of 138 statewide, top 99%, 633 students, 84% FRL); West High (math 33% / reading 60%, grade D-, #38 of 171 statewide, top 24%, 2,600 students, 51% FRL) — zoned schools average 74% FRL vs 57% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.1%/yr); 87 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.65% ✓
• Cap rate: 23.12%
• Cash-on-cash: 60.09%
• DSCR: 3.67
• 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: 55.4%
• Equity multiple: 3.33×
• Total profit: $39,153
• Equity at exit: $8,931

10-year hold

• IRR: 59.3%
• Equity multiple: 6.07×
• Total profit: $85,090
• Equity at exit: $5,179

Cash invested: $16,772 (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 84116

• Rents YoY: -2.1%
• Active inventory: 87
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $840

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 42%

Sensitivity live

Price	-10% $881	-5% $860	+0% $840	+5% $819	+10% $798
Rent	-10% $714	-5% $777	+0% $840	+5% $902	+10% $965
Rate	-1.0pp $870	-0.5pp $855	base $840	+0.5pp $824	+1.0pp $808

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 N Redwood Rd Salt Lake City, UT	1.0–2.0	1.0	745	$1,409	$1.89	4d	12	0.19mi
1490 W North Temple Salt Lake City, UT	1.0–2.0	1.0	735	$1,841	$2.50	24d	1	0.20mi
111 N Cornell St Salt Lake City, UT	2.0	1.0–2.0	842	$2,588	$3.07	2d	132	0.22mi
348 N Redwood Rd Apt B Salt Lake City, UT	2.0	1.0	880	$1,350	$1.53	15d	1	0.23mi
233 N Redwood Rd Salt Lake City, UT	2.0	1.0–2.0	740	$1,610	$2.18	3d	21	0.26mi
463 N 1465 W Salt Lake City, UT	2.0	1.5	1078	$1,587	$1.47	4d	1	0.33mi
175 N Harold St Salt Lake City, UT	2.0	1.0–2.5	725	$1,640	$2.26	15d	6	0.34mi
475 N 1465 W Salt Lake City, UT	2.0	1.5	1078	$1,460	$1.35	15d	1	0.35mi
532 N Redwood Rd Unit 1 Salt Lake City, UT	2.0	1.0	900	$1,300	$1.44	3d	1	0.47mi
1794 Shannon Cir Unit 69 Salt Lake City, UT	3.0	1.0	890	$1,350	$1.52	17d	1	0.48mi
30 N Orange St Salt Lake City, UT	2.0	1.0–2.0	739	$1,773	$2.40	4d	17	0.57mi
1609 Ivy Cir Apt 3 Salt Lake City, UT	2.0	1.0	900	$1,150	$1.28	24d	1	0.73mi
1610 W Ivy Cir Salt Lake City, UT	2.0	1.0	882	$1,250	$1.42	24d	1	0.76mi
125 S Navajo St Salt Lake City, UT	2.0–4.0	2.5–3.0	1464	$2,495	$1.70	2d	5	0.78mi
1025 W North Temple Salt Lake City, UT	1.0–2.0	1.0	755	$1,348	$1.79	2d	4	0.79mi
759 N Riverside Dr Salt Lake City, UT	3.0	2.0	1204	$1,795	$1.49	21d	1	0.80mi
768 N Redwood Rd #12 Salt Lake City, UT	2.0	1.0	800	$1,199	$1.50	24d	1	0.81mi
1798 W 700 N Salt Lake City, UT	2.0	1.0	900	$1,362	$1.51	3d	6	0.81mi
813 Riverside Dr Unit A Salt Lake City, UT	2.0	1.0	905	$1,237	$1.37	11d	1	0.88mi
254 S 1100 W Salt Lake City, UT	3.0	2.0	1440	$2,550	$1.77	24d	1	1.01mi
182 N 900 W Salt Lake City, UT	1.0–3.0	1.0–2.0	902	$1,405	$1.56	2d	61	1.02mi
1211 Iola Ave Unit 6 Salt Lake City, UT	2.0	1.0	756	$795	$1.05	21d	1	1.04mi
86 S 900 W Salt Lake City, UT	2.0	2.5	1352	$2,249	$1.66	3d	6	1.05mi
848 W Emeril Ave Salt Lake City, UT	1.0–2.0	2.5	1323	$2,660	$2.01	2d	8	1.07mi
560 N 900 W Unit B Salt Lake City, UT	2.0	1.0	850	$1,600	$1.88	11d	1	1.07mi
529 Dexter St W Salt Lake City, UT	2.0	1.0	812	$1,200	$1.48	24d	1	1.10mi
833 W Emeril Ave Salt Lake City, UT	2.0	1.5	800	$1,849	$2.31	2d	1	1.11mi
520 Dexter St W Unit 522 Salt Lake City, UT	2.0	1.0	750	$1,095	$1.46	2d	1	1.12mi
909 Euclid Ave #3 Salt Lake City, UT	2.0	2.0	1131	$1,995	$1.76	15d	1	1.12mi
767 W North Temple Salt Lake City, UT	1.0	1.0	531	$1,399	$2.63	24d	1	1.17mi
880 W 200 S Salt Lake City, UT	2.0	1.0–2.0	831	$2,600	$3.13	3d	78	1.18mi
739 W Jackson Ave Salt Lake City, UT	3.0	2.0	1100	$2,100	$1.91	24d	1	1.20mi
735 W 400 N Unit 3 Salt Lake City, UT	1.0	1.0	700	$982	$1.40	24d	1	1.20mi
815 W 100 S #7 Salt Lake City, UT	2.0	2.5	1227	$2,299	$1.87	24d	1	1.20mi
720 W Jackson Ave Unit 1 Salt Lake City, UT	2.0	1.0	900	$1,650	$1.83	24d	1	1.22mi
565 S Redwood Rd Salt Lake City, UT	2.0	1.5–2.5	1301	$2,222	$1.71	2d	4	1.22mi
735 W North Temple Salt Lake City, UT	1.0	1.0	629	$2,500	$3.97	24d	1	1.23mi
437 N 700 W Unit 1389253P Salt Lake City, UT	2.0	1.0	1442	$5,633	$3.91	21d	1	1.26mi
820 W 200 S Salt Lake City, UT	1.0–2.0	1.0	706	$1,364	$1.93	24d	8	1.27mi
566 S Redwood Rd Salt Lake City, UT	1.0–2.0	1.0–2.0	1023	$2,195	$2.15	20d	26	1.27mi

Listing history 24 events

1. 2026-06-18
   days on market $59,900 Active 108 DOM
2. 2026-06-17
   days on market $59,900 Active 107 DOM
3. 2026-06-16
   days on market $59,900 Active 106 DOM
4. 2026-06-15
   days on market $59,900 Active 105 DOM
5. 2026-06-13
   days on market $59,900 Active 103 DOM
6. 2026-06-13
   days on market $59,900 Active 102 DOM
7. 2026-06-09
   days on market $59,900 Active 99 DOM
8. 2026-06-08
   days on market $59,900 Active 98 DOM
9. 2026-06-07
   days on market $59,900 Active 97 DOM
10. 2026-06-05
    days on market $59,900 Active 94 DOM
11. 2026-06-03
    days on market $59,900 Active 93 DOM
12. 2026-06-02
    days on market $59,900 Active 92 DOM
13. 2026-06-01
    days on market $59,900 Active 91 DOM
14. 2026-05-31
    days on market $59,900 Active 90 DOM
15. 2026-05-17
    price $59,900
16. 2026-04-21
    price $60,000
17. 2026-03-03
    listed $75,000 Active
18. 2025-11-20
    historical
19. 2025-10-23
    price $70,000
20. 2025-08-16
    price $79,000
21. 2025-06-20
    price $85,000
22. 2025-05-19
    listed $90,000 Active
23. 2024-08-01
    historical
24. 2023-07-21
    listed $90,000 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 6/10 Major FEMA zone X · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,044
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$1,743
• Taxable income: $9,701
• Est. tax owed @ 24.0%: −$2,328
• After-tax cash flow: $7,749/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: Salt Lake District
• NCES district ID: 4900870
• Math proficiency: 30% ▼ -13.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $47,550
• Composite: 28.85/100
• National rank: #6645
• State rank: #65 of 80 in UT

Livability — Salt Lake City

• Score: 75/100
• State rank: #64
• US rank: #3994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salt Lake City, UT
• County: Salt Lake County · 1,195,750 people
• City population: 172,615
• Metro: Salt Lake City, UT
• Population (ZIP): 38,625
• Household income: $66,751
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1527.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 44% White 36% Two or more races 17% Asian 7% Black 4% Pacific Islander 3% Native American 2%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 27% · Canada, Vietnam, Philippines
• Languages at home: 56% English-only · Spanish 33% Other Asian/Pacific 5% Other Indo-European 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: ▼ -377.41%
• Current HPI: 340.1767
• Rent YoY: ▼ -2.08%
• 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

-33.4% since first listed

10 events — show timeline

• 2026-05-17 Price Changed $59,900 WFRMLS
• 2026-04-21 Price Changed $60,000 WFRMLS
• 2026-03-03 Listed $75,000 WFRMLS
• 2025-11-20 Listing Removed — WFRMLS
• 2025-10-23 Price Changed $70,000 WFRMLS
• 2025-08-16 Price Changed $79,000 WFRMLS
• 2025-06-20 Price Changed $85,000 WFRMLS
• 2025-05-19 Listed $90,000 WFRMLS
• 2024-08-01 Listing Removed — WFRMLS
• 2023-07-21 Listed $90,000 WFRMLS