8400 S 4000 W #119 · West Jordan, UT 84088

$55,000

3 bd · 1.0 ba · 960 sqft · Manufactured · 47 Days on market

Built 2026

---

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 +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 1 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, a basketball court, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2026
• Listed 46 days

Property features AI

Finance

• Other: Located at 8400 S 4000 W #119, West Jordan, UT 84088; Listing status: Active
• Financial info: List price $55,000

Exterior

• Utilities: Natural gas available
• Home design: Spec-built plan 93632; Single-level entry

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: 960 finished living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#34 in UT, #1,632 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: schools C-, cost of living D+.
• Jordan District (suburban): math 38% / reading 43% proficiency, ranked #36 of 80 in UT (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.5%/yr); 114 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $53,350 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.75% ✓
• Cap rate: 33.51%
• Cash-on-cash: 97.21%
• DSCR: 5.33
• GRM: 2.2

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: 94.8%
• Equity multiple: 5.19×
• Total profit: $64,539
• Equity at exit: $8,201

10-year hold

• IRR: 96.9%
• Equity multiple: 9.79×
• Total profit: $135,306
• Equity at exit: $4,755

Cash invested: $15,400 (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 84088

• Rents YoY: -1.5%
• Active inventory: 114
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $1,248

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 34%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8771 S Jordan Valley Way West Jordan, UT	3.0	1.0–2.0	826	$2,057	$2.49	1d	42	0.63mi
3361 W Jordan Line Pkwy West Jordan, UT	2.0	1.0–2.0	941	$2,439	$2.59	1d	42	0.71mi
3354 W Jordan Line Pkwy West Jordan, UT	3.0	1.0–2.0	1005	$2,281	$2.27	2d	16	0.71mi
3283 W Jordan Line Pkwy West Jordan, UT	2.0	1.0–2.0	930	$1,988	$2.14	2d	9	0.77mi
3375 W 7800 S West Jordan, UT	1.0–3.0	1.0–2.0	905	$1,984	$2.19	2d	30	0.92mi
4698 Colander Dr Unit B West Jordan, UT	3.0	1.0	1100	$1,400	$1.27	21d	1	1.12mi

Listing history 9 events

1. 2026-06-15
   days on market $55,000 Active 47 DOM
2. 2026-06-13
   days on market $55,000 Active 45 DOM
3. 2026-06-09
   days on market $55,000 Active 41 DOM
4. 2026-06-08
   days on market $55,000 Active 40 DOM
5. 2026-06-07
   days on market $55,000 Active 39 DOM
6. 2026-06-03
   days on market $55,000 Active 35 DOM
7. 2026-06-02
   days on market $55,000 Active 34 DOM
8. 2026-06-01
   days on market $55,000 Active 33 DOM
9. 2026-05-31
   days on market $55,000 Active 32 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,724
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$1,600
• Taxable income: $14,987
• Est. tax owed @ 24.0%: −$3,597
• After-tax cash flow: $11,374/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: Jordan District
• NCES district ID: 4900420
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $78,154
• Composite: 37.59/100
• National rank: #4384
• State rank: #36 of 80 in UT

Livability — West Jordan

• Score: 80/100
• State rank: #34
• US rank: #1632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Jordan, UT
• County: Salt Lake County · 1,195,750 people
• City population: 123,084
• Metro: Salt Lake City, UT
• Population (ZIP): 39,228
• Household income: $105,142
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 777.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 25% Two or more races 10% Asian 3% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 3% Italian 2% Iranian 2%
• Foreign-born: 13% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 17% Other Indo-European 1% Other Asian/Pacific 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: ▼ -259.12%
• Current HPI: 321.656
• Rent YoY: ▼ -1.51%
• 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