1094 S 450 W · Provo, UT 84601

$98,500

3 bd · 1.0 ba · 1,085 sqft · Manufactured · 166 Days on market

Built 2010 Good condition $500/mo HOA · 29% of rent ↓ 18% since listing

---

Why this score? — see what drove the C+ 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 +23.4/30.0
• 1% rule +10.0/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE PRICE IMPROVEMENT!! Looking for an affordable housing option? This well-maintained manufactured home features laminate flooring and carpet with an open concept! Large kitchen with plenty of storage, three bedrooms and two full bathrooms! The home also enjoys an open porch in addition to a shed for extra storage! This is a great opportunity for buyers looking to place a home on their own land. At some point, the home will need to be moved but there is no timeline yet. There will be a minimum of nine months' notification per contact at Provo City. Rental space is $500 monthly.

Key facts

• Laminate flooring
• Open concept
• Extra storage

Tags

• LAMINATE FLOORING
• OPEN CONCEPT
• LARGE KITCHEN
• OPEN PORCH
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $98k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 85/100 on livability (#15 in UT, #602 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A.
• Provo District (urban): math 38% / reading 46% proficiency, ranked #44 of 80 in UT (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.8%/yr); 221 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 6,326 units permitted in Utah County in 2024 (1,053 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $681 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 + 5.8% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $86,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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. 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: 1.75% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.82% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $965
• Equity at exit: $14,687

10-year hold

• IRR: 14.5%
• Equity multiple: 2.41×
• Total profit: $38,955
• Equity at exit: $8,516

Cash invested: $27,580 (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 84601

• Rents YoY: 5.8%
• Active inventory: 221
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$517
• Tax est. 1.5%: −$123 /mo · $1,478/yr
• Insurance: −$41
• HOA: −$500
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $182

Break-even live

Break-even rent $1,495

Max offer price $98,500

Occupancy floor 84%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1662 S 400 W Provo, UT	3.0	2.0	1205	$1,775	$1.47	2d	1	0.10mi
237 W 1020 S #3 Provo, UT	3.0	2.0	1000	$2,000	$2.00	14d	1	0.50mi
237 W 1020 S #3 Provo, UT	3.0	2.0	1000	$2,000	$2.00	23d	1	0.50mi
750 S 650 W Provo, UT	1.0–3.0	1.0–2.0	703	$1,725	$2.45	2d	1	0.76mi
580 S 300 W Unit 2 Provo, UT	2.0	1.0	910	$1,120	$1.23	23d	1	0.93mi
77 W 500 S Provo, UT	2.0	1.0–2.0	928	$1,761	$1.90	2d	5	0.98mi
61 W 400 S Provo, UT	2.0	2.0	860	$1,835	$2.13	2d	14	1.07mi
755 E 950 South St Provo, UT	3.0	1.5	1300	$1,600	$1.23	19d	1	1.21mi
271 S 700 W Provo, UT	2.0	1.0	950	$1,700	$1.79	23d	1	1.21mi
757 E 950 S Provo, UT	3.0	1.5	1300	$1,600	$1.23	23d	1	1.21mi
1075 S 810 E Provo, UT	2.0	1.5	1068	$1,550	$1.45	14d	1	1.22mi
215 S 400 W Unit A Provo, UT	2.0	1.0	1000	$1,495	$1.50	23d	1	1.23mi
268 S 900 W Unit 2 Provo, UT	2.0	1.0	806	$1,025	$1.27	11d	1	1.29mi
550 W 200 S #5 Provo, UT	2.0	1.0	703	$1,150	$1.64	19d	1	1.29mi
138 S 300 W Provo, UT	2.0	1.0	890	$1,250	$1.40	23d	1	1.30mi
306 S 400 E Provo, UT	2.0	2.0	900	$1,300	$1.44	19d	1	1.35mi
950 W 200 S Unit 6 Provo, UT	2.0	1.0	790	$1,100	$1.39	23d	1	1.36mi
490 S State St Provo, UT	1.0–2.0	1.0–2.0	1054	$1,719	$1.63	2d	1	1.48mi
35 N 300 W Provo, UT	2.0	2.0	1004	$2,015	$2.01	2d	1	1.49mi

HOA detail

• Monthly dues: $500 · $6,000/yr

Listing history 16 events

1. 2026-06-18
   days on market $98,500 Active 166 DOM
2. 2026-06-17
   days on market $98,500 Active 165 DOM
3. 2026-06-16
   days on market $98,500 Active 164 DOM
4. 2026-06-15
   days on market $98,500 Active 163 DOM
5. 2026-06-14
   days on market $98,500 Active 161 DOM
6. 2026-06-10
   days on market $98,500 Active 158 DOM
7. 2026-06-09
   days on market $98,500 Active 157 DOM
8. 2026-06-08
   days on market $98,500 Active 156 DOM
9. 2026-06-07
   days on market $98,500 Active 155 DOM
10. 2026-06-03
    days on market $98,500 Active 151 DOM
11. 2026-06-02
    days on market $98,500 Active 150 DOM
12. 2026-06-01
    days on market $98,500 Active 149 DOM
13. 2026-05-31
    days on market $98,500 Active 148 DOM
14. 2026-05-31
    days on market $98,500 Active 147 DOM
15. 2026-02-24
    price $98,500 587-char remark

    Show marketing remark (587 chars)

    HUGE PRICE IMPROVEMENT!! Looking for an affordable housing option? This well-maintained manufactured home features laminate flooring and carpet with an open concept! Large kitchen with plenty of storage, three bedrooms and two full bathrooms! The home also enjoys an open porch in addition to a shed for extra storage! This is a great opportunity for buyers looking to place a home on their own land. At some point, the home will need to be moved but there is no timeline yet. There will be a minimum of nine months' notification per contact at Provo City. Rental space is $500 monthly.

16. 2026-01-03
    listed $120,000 Active 587-char remark

    Show marketing remark (587 chars)

    HUGE PRICE IMPROVEMENT!! Looking for an affordable housing option? This well-maintained manufactured home features laminate flooring and carpet with an open concept! Large kitchen with plenty of storage, three bedrooms and two full bathrooms! The home also enjoys an open porch in addition to a shed for extra storage! This is a great opportunity for buyers looking to place a home on their own land. At some point, the home will need to be moved but there is no timeline yet. There will be a minimum of nine months' notification per contact at Provo City. Rental space is $500 monthly.

ⓘ 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: $20,692
• − Mortgage interest: −$5,518
• − Property taxes: −$1,478
• − Insurance: −$492
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − HOA: −$6,000
• − Depreciation: −$2,865
• Taxable income: $1,029
• Est. tax owed @ 24.0%: −$247
• After-tax cash flow: $1,932/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 manufactured home offers a good condition with laminate flooring and an open concept layout. It is ready for a new owner to move in and enjoy the location and amenities.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace curtains — Freshens look and improves energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace curtains — Freshens look and 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: Provo District
• NCES district ID: 4900810
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $40,698
• Composite: 35.24/100
• National rank: #4980
• State rank: #44 of 80 in UT

Livability — Provo

• Score: 85/100
• State rank: #15
• US rank: #602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Provo, UT
• County: Utah County · 661,754 people
• City population: 112,727
• Metro: Provo-Orem, UT
• Population (ZIP): 32,330
• Household income: $67,207
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 1332.0

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: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 33% Two or more races 12% Asian 2% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Slovak 3% Italian 2% Scottish 2%
• Foreign-born: 19% · Canada, Dominican Republic
• Languages at home: 67% English-only · Spanish 27% 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: ▼ -254.42%
• Current HPI: 315.3963
• Rent YoY: ▲ 5.82%
• 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

-17.9% since first listed

2 events — show timeline

• 2026-02-24 Price Changed $98,500 WFRMLS
• 2026-01-03 Listed $120,000 WFRMLS