35 W Pecan Ln · Leeds, UT 84746

$185,000

3 bd · 2.0 ba · 1,664 sqft · Manufactured public records · 6 Days on market

Built 1994 0.50 ac lot

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Residential property with significant fire damage . Situated just off the freeway with convenient access. No CC & Rs, offering flexibility for a future rebuild or renovation. Ideal opportunity for investors or buyers looking to restore or rebuild a home in a growing area. Property is being sold as-is. Buyer to verify all information, zoning, and intended use.

Key facts

• 0.5 acre lot
• Built 1994
• Listed 6 days

Property features AI

Exterior

• Parking: See remarks regarding parking (none listed)
• Utilities: Electricity connected; Septic tank
• Home design: Single-family residence; Ranch / single-story
• Construction: Built with aluminum siding, brick, and vinyl siding; Asphalt roof
• Exterior features: Lot approximately 0.5 acre; Lot features: see remarks

Interior

• Heating & cooling: Has heating; No central cooling
• Interior features: 8 total rooms; Heat pump (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $766 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).

Location & tenants

• Location reads 57/100 on livability (#272 in UT) — a working-class tenant base; expect higher turnover. Strengths: crime A+; Watch: employment C-, amenities F, commute F.
• Washington District (urban): math 42% / reading 45% proficiency, ranked #37 of 80 in UT (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Desert Canyons Elementary (510 students, 18% FRL) — zoned schools average 18% FRL vs 36% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 43 active listings in the ZIP; 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Washington County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

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 D-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: 1.33% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.74%
• DSCR: 1.79
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.5%
• Equity multiple: 3.89×
• Total profit: $149,518
• Equity at exit: $166,663

10-year hold

• IRR: 32.2%
• Equity multiple: 8.76×
• Total profit: $401,894
• Equity at exit: $359,414

Cash invested: $51,800 (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 84746

• Home prices YoY: 18.7%
• Active inventory: 43
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,462 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$132 /mo · $1,585/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $766

Break-even live

Break-even rent $1,493

Max offer price $185,000

Occupancy floor 64%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-07
   status Pending
2. 2026-04-22
   listed $185,000 Active
3. 2005-10-04
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast UT · Resets to sale price

• Current annual tax: $1,585 · $132/mo
• Projected year-2 tax: $1,585 · $132/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 4 d/yr ≥102°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,549
• − Mortgage interest: −$10,363
• − Property taxes: −$1,585
• − Insurance: −$925
• − Repairs & maintenance: −$2,364
• − Management: −$2,364
• − Depreciation: −$5,382
• Taxable income: $6,566
• Est. tax owed @ 24.0%: −$1,576
• After-tax cash flow: $7,616/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: Washington District
• NCES district ID: 4901140
• Math proficiency: 42% ▼ -3.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $50,861
• Composite: 37.47/100
• National rank: #4408
• State rank: #37 of 80 in UT

Livability — Leeds

• Score: 57/100
• State rank: #272
• US rank: #22314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leeds, UT
• City population: 1,251
• Population (ZIP): 1,251

Population outlook (Washington County) Hauer SSP2

• Today (2025): 193,324 people
• By 2030: 211,699 · +9.5%
• By 2040: 246,449 · +27.5%
• By 2050: 278,447 · +44.0%
• By 2075: 342,734 · +77.3%
• By 2100: 382,815 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Asian 2% Two or more races 2% Native American 1%
• Common ancestry: Slovak 7% Lithuanian 6% Italian 5%
• Foreign-born: 3% · Vietnam, Canada
• Languages at home: 94% English-only · Spanish 3% Chinese 1% Tagalog/Filipino 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+52.3) · D 23.0% · R 75.2% · Other 1.8%
• 2008→2024 swing: +1.2pp toward D · 2008: -53.5pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+51.7 2016: R+52.1 2012: R+67.0 2008: R+53.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 48.52%
• Current HPI: 308.26
• 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

3 events — show timeline

• 2026-05-07 Pending — WCBOR
• 2026-04-22 Listed $185,000 WCBOR
• 2005-10-04 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,585 · +4.8% YoY. Source: county tax records.