400 N 500 #265 W #265 · Moab, UT 84532

$130,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 41 Days on market

Built 1996 Good condition ↓ 12% since listing

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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
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Appreciation +3.1/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0

Listing remarks MLS

Great opportunity for affordable housing. 3 bed, 2 bath, 1,200 sq ft manufactured home. Has all new siding, new roof, new water heater. Sitting in a new, nice mobile home park.

Key facts

• Moab rim views
• New water heater
• Metal skirting

Tags

• MOAB RIM VIEWS
• NEW ROOF
• UPDATED WOOD EXTERIOR
• METAL SKIRTING
• FRESH INTERIOR PAINT
• NEW WATER HEATER

Property features AI

Finance

• HOA & community: Located in the Grand Oasis Park community

Exterior

• Parking: Four total parking spaces (all open)
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary (public) water connected
• Home design: Manufactured home; Property is built and standing; Single-family zoning
• Construction: Metal siding; Asphalt roof; Built/standing construction
• Exterior features: View of Red Rock; Storage shed(s); Xeriscaped landscaping; Clubhouse in the community

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (gas central); Central air conditioning
• Interior features: Gas oven and gas range; Blinds on some windows; Partially covered windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#89 in UT) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+, cost of living B; Watch: employment D, crime F, commute F.
• Grand District (town): math 27% / reading 31% proficiency, ranked #71 of 80 in UT (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Helen M. Knight School (math 30% / reading 28%, grade F, #444 of 585 statewide, top 77%, 732 students, 49% FRL); Grand County High (math 22% / reading 47%, grade F, #95 of 171 statewide, top 61%, 461 students, 36% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 237 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 238 units permitted in Grand County in 2024 (100 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Grand County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.63% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.47%
• DSCR: 2.13
• GRM: 5.1

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: 19.1%
• Equity multiple: 1.77×
• Total profit: $28,170
• Equity at exit: $19,383

10-year hold

• IRR: 27.4%
• Equity multiple: 3.42×
• Total profit: $88,017
• Equity at exit: $11,240

Cash invested: $36,400 (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 84532

• Home prices YoY: -0.5%
• Active inventory: 237
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,115 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $773

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 58%

Sensitivity live

Price	-10% $862	-5% $817	+0% $773	+5% $728	+10% $683
Rent	-10% $605	-5% $689	+0% $773	+5% $856	+10% $940
Rate	-1.0pp $838	-0.5pp $806	base $773	+0.5pp $739	+1.0pp $705

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
724 Westwood Ave Moab, UT	3.0	1.0	1409	$2,200	$1.56	14d	1	0.75mi
617 Huntridge Dr Unit NA Moab, UT	2.0	2.0	850	$1,975	$2.32	24d	1	1.03mi

Listing history 21 events

1. 2026-06-21
   days on market $130,000 Active 41 DOM
2. 2026-06-19
   days on market $130,000 Active 39 DOM
3. 2026-06-18
   days on market $130,000 Active 38 DOM
4. 2026-06-17
   days on market $130,000 Active 37 DOM
5. 2026-06-16
   days on market $130,000 Active 36 DOM
6. 2026-06-15
   days on market $130,000 Active 35 DOM
7. 2026-06-14
   days on market $130,000 Active 33 DOM
8. 2026-06-13
   days on market $130,000 Active 32 DOM
9. 2026-06-10
   days on market $130,000 Active 30 DOM
10. 2026-06-09
    days on market $130,000 Active 29 DOM
11. 2026-06-08
    days on market $130,000 Active 28 DOM
12. 2026-06-07
    days on market $130,000 Active 27 DOM
13. 2026-06-05
    pricedays on market $130,000 Active 24 DOM
14. 2026-06-03
    days on market $140,000 Active 23 DOM
15. 2026-06-02
    days on market $140,000 Active 22 DOM
16. 2026-06-01
    days on market $140,000 Active 21 DOM
17. 2026-05-31
    days on market $140,000 Active 20 DOM
18. 2026-05-30
    days on market $140,000 Active 19 DOM
19. 2026-05-12
    listed $140,000 Active
20. 2026-03-25
    price $150,000 176-char remark

    Show marketing remark (176 chars)

    Great opportunity for affordable housing. 3 bed, 2 bath, 1,200 sq ft manufactured home. Has all new siding, new roof, new water heater. Sitting in a new, nice mobile home park.

21. 2026-02-18
    listed $160,000 Active 176-char remark

    Show marketing remark (176 chars)

    Great opportunity for affordable housing. 3 bed, 2 bath, 1,200 sq ft manufactured home. Has all new siding, new roof, new water heater. Sitting in a new, nice mobile home park.

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 20 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: $25,381
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − Depreciation: −$3,782
• Taxable income: $7,657
• Est. tax owed @ 24.0%: −$1,838
• After-tax cash flow: $7,433/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 move-in ready manufactured home in Grand Oasis Housing Community offers a good condition with recent upgrades, including a new roof and mini-split systems, and is situated in a community with amenities. Minor exterior painting and carpet replacement would further enhance its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value.
• Both Replace carpets — Fresh carpets improve comfort and aesthetics, boosting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value. ↑
• Both Replace carpets — Fresh carpets improve comfort and aesthetics, boosting both resale and rental value. ↑

ⓘ 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: Grand District
• NCES district ID: 4900330
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $43,188
• Composite: 24.71/100
• National rank: #7611
• State rank: #71 of 80 in UT

Livability — Moab

• Score: 71/100
• State rank: #89
• US rank: #7233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moab, UT
• Population (ZIP): 10,648

Population outlook (Grand County) Hauer SSP2

• Today (2025): 10,228 people
• By 2030: 10,507 · +2.7%
• By 2040: 10,897 · +6.5%
• By 2050: 11,243 · +9.9%
• By 2075: 12,309 · +20.3%
• By 2100: 13,202 · +29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 5% Native American 4% Pacific Islander 1% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Portuguese 2% Romanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Grand

• 2024 margin: Lean D (+9.4) · D 53.4% · R 43.9% · Other 2.7%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.8pp · 2024: 9.4pp
• All cycles: 2024: D+9.4 2020: D+10.8 2016: R+0.0 2012: R+6.3 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.84%
• Current HPI: 734.29
• 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

-12.5% since first listed

3 events — show timeline

• 2026-05-12 Listed $140,000 WFRMLS
• 2026-03-25 Price Changed $150,000 WFRMLS
• 2026-02-18 Listed $160,000 WFRMLS