120 N 350 W #228 · American Fork, UT 84003

$120,000

3 bd · 2.0 ba · 1,500 sqft · Manufactured · 47 Days on market

Built 1975 Good condition $855/mo HOA · 39% of rent

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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 +15.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• 3 parking spots
• Built 1975
• Listed 47 days

Property features AI

Finance

• Other: Subdivision: SEVEN CS
• HOA & community: Homeowners association (monthly fee); Association fee $855 per month; Association covers water, sewer and trash; Community amenities include management and pet rules; pets permitted

Exterior

• Parking: Covered parking (2 spaces); 2-space carport; 1 open parking space; RV parking
• Utilities: Natural gas connected; Electricity connected; Public sewer; Culinary water connected
• Home design: Mobile home; Single-level living; Faces south; Built/standing condition
• Construction: Aluminum exterior; Asphalt (shingle) pitched roof; Built/standing construction
• Exterior features: Covered deck; Covered patio; Awnings; Sidewalks; Automatic full sprinkler system; Landscaping (full); Mature trees

Interior

• Kitchen: Refrigerator; Microwave; Range/Oven (free standing); Garbage disposal
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas central); Central air conditioning
• Interior features: Separate tub and shower; Disposal; Free-standing range/oven; Blinds; Storage shed(s); Window coverings
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $52 ($619/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#9 in UT, #356 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living D+.
• 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: Shelley School (math 62% / reading 62%, grade B, #39 of 585 statewide, top 8%, 814 students, 17% FRL); American Fork Jr High (math 43% / reading 47%, grade D, #43 of 138 statewide, top 33%, 1,894 students, 19% FRL); American Fork High (math 30% / reading 49%, grade F, #65 of 171 statewide, top 39%, 2,412 students, 13% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: Rents rising (+3.9%/yr); 416 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $830 of loan paydown is wiped out by about $4k 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 47 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 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 39% of rent.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.83% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.60×
• Total profit: $-13,527
• Equity at exit: $17,892

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $3,398
• Equity at exit: $10,375

Cash invested: $33,600 (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 84003

• Rents YoY: 3.9%
• Active inventory: 416
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,197 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$855
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $52

Break-even live

Break-even rent $2,132

Max offer price $120,000

Occupancy floor 93%

Sensitivity live

Price	-10% $135	-5% $93	+0% $52	+5% $10	+10% $-31
Rent	-10% $-122	-5% $-35	+0% $52	+5% $138	+10% $225
Rate	-1.0pp $112	-0.5pp $82	base $52	+0.5pp $20	+1.0pp $-11

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
688 Nicholes Ln American Fork, UT	1.0–3.0	1.0–2.0	930	$2,125	$2.28	3d	14	0.26mi
357 W 400 North St Unit 1 American Fork, UT	3.0	2.5	2250	$2,000	$0.89	24d	1	0.46mi
470 N 200 West St Unit A American Fork, UT	3.0	1.5	1651	$1,795	$1.09	24d	1	0.68mi
79 N 1020 W American Fork, UT	1.0–3.0	1.0–2.0	1021	$2,193	$2.15	3d	25	0.70mi
299 S 850 W American Fork, UT	1.0–3.0	1.0–2.0	1117	$2,000	$1.79	3d	15	0.70mi
751 W 200 S American Fork, UT	1.0–3.0	1.0–2.0	987	$1,959	$1.98	3d	33	0.72mi
391 S Meadow Garden Rd American Fork, UT	4.0	3.5	1991	$750	$0.38	20d	1	0.76mi
934 W State Rd American Fork, UT	3.0	2.5	1896	$2,550	$1.34	24d	1	0.78mi
43 N 100 E Unit 004 American Fork, UT	3.0	2.5	1500	$2,000	$1.33	24d	1	0.84mi
301 S 1100 W American Fork, UT	1.0–2.0	1.0–2.0	904	$1,886	$2.09	3d	23	0.90mi
362 S 1100 West St American Fork, UT	3.0	2.0	1265	$1,850	$1.46	15d	1	0.91mi
862 W 480 S Unit 1 American Fork, UT	3.0	2.5	1706	$2,100	$1.23	15d	1	0.93mi
1107 W 250 S Unit 307 American Fork, UT	2.0	2.0	1299	$1,595	$1.23	24d	1	0.93mi
488 S 700 W American Fork, UT	4.0	3.5	1872	$500	$0.27	24d	1	0.93mi
1124 W 250 S Unit 312 Highland, UT	3.0	2.0	1299	$1,885	$1.45	24d	1	0.94mi
1121 W 250 S Unit 201 American Fork, UT	3.0	2.0	1299	$1,885	$1.45	24d	1	0.95mi
210 W 510 S American Fork, UT	3.0	1.0	1500	$1,995	$1.33	3d	1	0.96mi
1024 W 400 S Unit 1249878P American Fork, UT	3.0	2.0	1991	$4,161	$2.09	3d	1	0.97mi
1025 W 400 S American Fork, UT	4.0	3.5	2024	$2,095	$1.04	3d	1	0.98mi
1149 W 250 S Unit 312 American Fork, UT	3.0	2.0	1299	$1,885	$1.45	24d	1	1.01mi
1142 W 310 S American Fork, UT	4.0	3.0	2073	$2,200	$1.06	3d	1	1.01mi
986 W 500 S American Fork, UT	4.0	2.5	2025	$2,249	$1.11	24d	1	1.02mi
392 S 1080 W #202 American Fork, UT	3.0	2.0	1287	$2,000	$1.55	24d	1	1.03mi
322 S 100 East St American Fork, UT	3.0	1.5	1250	$1,595	$1.28	3d	1	1.05mi
963 W 540 S American Fork, UT	4.0	3.5	2024	$2,045	$1.01	3d	1	1.06mi
508 S 1080 W American Fork, UT	4.0	3.0	2000	$2,850	$1.43	24d	1	1.11mi
512 S 1080 W American Fork, UT	3.0	2.5	1710	$2,000	$1.17	24d	1	1.11mi
1055 W 550 S Unit 1249864P American Fork, UT	4.0	3.0	1991	$5,174	$2.60	15d	1	1.15mi
288 S 460 E American Fork, UT	2.0	1.5	1268	$1,595	$1.26	3d	1	1.44mi
1121 S 250 W American Fork, UT	1.0–3.0	1.0–2.0	1046	$1,885	$1.80	24d	1	1.45mi
555 S 330 E Unit 2 American Fork, UT	2.0	1.0	1144	$1,325	$1.16	24d	1	1.47mi
225 S 600 E Lehi, UT	2.0–3.0	2.5	1830	$2,999	$1.64	3d	10	1.49mi

HOA detail

• Monthly dues: $855 · $10,260/yr

Listing history 18 events

1. 2026-06-13
   status $120,000 Under Contract 47 DOM
2. 2026-06-10
   days on market $120,000 Active 47 DOM
3. 2026-06-09
   days on market $120,000 Active 46 DOM
4. 2026-06-08
   days on market $120,000 Active 45 DOM
5. 2026-06-07
   days on market $120,000 Active 44 DOM
6. 2026-06-03
   days on market $120,000 Active 40 DOM
7. 2026-06-03
   days on market $120,000 Active 39 DOM
8. 2026-06-01
   days on market $120,000 Active 38 DOM
9. 2026-05-31
   days on market $120,000 Active 37 DOM
10. 2026-05-31
    days on market $120,000 Active 36 DOM
11. 2026-04-25
    listed $120,000 Active
12. 2025-10-29
    soldstatus Closed 31-char remark

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13. 2025-10-16
    historical Backup 31-char remark

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14. 2025-09-23
    price $89,000 31-char remark

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    There are no remarks available.

15. 2025-09-09
    status Active 31-char remark

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    There are no remarks available.

16. 2025-09-07
    historical Backup 31-char remark

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    There are no remarks available.

17. 2025-08-16
    price $98,000 31-char remark

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    There are no remarks available.

18. 2025-08-07
    listed $110,000 Active 31-char remark

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    There are no remarks available.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,368
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − HOA: −$10,260
• − Depreciation: −$3,491
• Taxable loss: −$724
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $793/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

Good 75/100 Cosmetic rehab

This mobile home is in good condition with recent updates, including new paint and flooring. It offers a good balance of curb appeal and interior comfort, making it a solid investment.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint enhances curb appeal and property value.
• Both Replace the central air conditioning unit — Modernizing the HVAC system improves comfort and energy efficiency.
• Both Install smart home features — Adding smart home technology can increase property value and attract tech-savvy buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint enhances curb appeal and property value. ↑
• Both Replace the central air conditioning unit — Modernizing the HVAC system improves comfort and energy efficiency. ↑
• Both Install smart home features — Adding smart home technology can increase property value and attract tech-savvy buyers/tenants. ↑

ⓘ 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: 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 — American Fork

• Score: 86/100
• State rank: #9
• US rank: #356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: American Fork, UT
• County: Utah County · 661,754 people
• City population: 57,430
• Metro: Provo-Orem, UT
• Population (ZIP): 57,430
• Household income: $120,330
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 720.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 6% Slovak 4% Scottish 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% Chinese 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: ▼ -229.42%
• Current HPI: 288.1331
• Rent YoY: ▲ 3.93%
• 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

+9.1% since first listed

8 events — show timeline

• 2026-04-25 Listed $120,000 WFRMLS
• 2025-10-29 Sold (MLS) — WFRMLS
• 2025-10-16 Contingent — WFRMLS
• 2025-09-23 Price Changed $89,000 WFRMLS
• 2025-09-09 Relisted — WFRMLS
• 2025-09-07 Contingent — WFRMLS
• 2025-08-16 Price Changed $98,000 WFRMLS
• 2025-08-07 Listed $110,000 WFRMLS