3248 S 1000 E Unit (Home Only) No Land · Beryl Junction, UT 84714

$75,000

4 bd · 2.0 ba · 1,515 sqft · SingleFamily · 11 Days on market

Built 1999 Excellent 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Condition / age +4.8/5.0
• Schools +3.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0

Listing remarks

4bed/2bath Manufactured Home with Detached 2 Car Garage being sold only. No land included. Buyer responsible to transport home & relocate to their own property & responsible for all fees associated. Home is in Excellent Condition. Updated in 2017. New Windows, cabinets, flooring, etc. Price reflects only the home being sold.

Key facts

• Updated in 2017
• New flooring
• New cabinets

Tags

• UPDATED IN 2017
• NEW WINDOWS
• NEW CABINETS
• NEW FLOORING

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: No public water source listed
• Home design: Manufactured home; Single-story; One level
• Construction: Wood siding; Built as a manufactured house
• Exterior features: Porch; No patio

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Range; Microwave; Gas water heater
• Bedrooms: Bedrooms not specified
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric heating
• Interior features: Insulated, double-pane windows; Porch
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 54/100 on livability (#285 in UT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, amenities F, commute F.
• Iron District (town): math 40% / reading 44% proficiency, ranked #42 of 80 in UT (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 222 active listings in the ZIP; 655 units permitted in Iron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Iron County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $75,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.88% ✓
• Cap rate: 15.85%
• Cash-on-cash: 34.13%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 39.8%
• Equity multiple: 3.24×
• Total profit: $47,093
• Equity at exit: $33,723

10-year hold

• IRR: 39.8%
• Equity multiple: 6.45×
• Total profit: $114,380
• Equity at exit: $51,972

Cash invested: $21,000 (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 84714

• Active inventory: 222
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $597

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 53%

Sensitivity live

Price	-10% $649	-5% $623	+0% $597	+5% $571	+10% $545
Rent	-10% $486	-5% $541	+0% $597	+5% $653	+10% $709
Rate	-1.0pp $635	-0.5pp $616	base $597	+0.5pp $578	+1.0pp $558

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $75,000 Active 11 DOM
2. 2026-06-19
   days on market $75,000 Active 9 DOM
3. 2026-06-18
   days on market $75,000 Active 8 DOM
4. 2026-06-17
   days on market $75,000 Active 7 DOM
5. 2026-06-16
   days on market $75,000 Active 6 DOM
6. 2026-06-15
   days on market $75,000 Active 5 DOM
7. 2026-06-14
   days on market $75,000 Active 3 DOM
8. 2026-06-12
   remarks 330-char remark
9. 2026-06-12
   listed $75,000 Active 2 DOM

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥91°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,945
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$2,182
• Taxable income: $6,350
• Est. tax owed @ 24.0%: −$1,524
• After-tax cash flow: $5,642/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

Excellent 95/100 None rehab

This home is in excellent condition with no major repairs needed. Fresh paint and updated window treatments can further enhance its value.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics
• Both Replace window treatments — New window treatments can improve energy efficiency and aesthetics
• Both Install smart home devices — Smart home devices can increase home's value and appeal to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace window treatments — New window treatments can improve energy efficiency and aesthetics ↑
• Both Install smart home devices — Smart home devices can increase home's value and appeal to tech-savvy buyers ↑

ⓘ 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: Iron District
• NCES district ID: 4900390
• Math proficiency: 40% ▼ -9.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $43,150
• Composite: 35.49/100
• National rank: #4922
• State rank: #42 of 80 in UT

Livability — Beryl Junction

• Score: 54/100
• State rank: #285
• US rank: #24070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,078

Population outlook (Iron County) Hauer SSP2

• Today (2025): 53,029 people
• By 2030: 55,084 · +3.9%
• By 2040: 58,269 · +9.9%
• By 2050: 60,462 · +14.0%
• By 2075: 61,312 · +15.6%
• By 2100: 57,973 · +9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 18% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 4%
• Common ancestry: Italian 12% Iranian 2% Scotch-Irish 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Iron

• 2024 margin: Solid R (+57.0) · D 20.4% · R 77.4% · Other 2.2%
• 2008→2024 swing: -0.7pp no change · 2008: -56.3pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+56.6 2016: R+51.6 2012: R+71.8 2008: R+56.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-10 Listed $75,000 ICBORMLS