255 N 1600 W #52 · Provo, UT 84601

$120,000

4 bd · 2.0 ba · 1,585 sqft · Manufactured · 241 Days on market

Built 1985 Fair condition 3,049 sqft lot $825/mo HOA · 38% of rent ↓ 5% since listing

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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 +16.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Schools +3.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Sellers, Bring your Offers! Welcome to this spacious 4-bedroom, 2-bath manufactured home perfectly located in the heart of Provo, Utah! Enjoy quick access to I-15, yet experience peaceful, quiet nights with no highway noise. This home offers convenience at its best-just minutes from shopping centers, Home Depot, movie theaters, Sam's Club, universities, and the Provo Airport. You'll love the beautiful mountain views, open layout, and comfortable living spaces ideal for family and friends. Don't miss this incredible opportunity to own an affordable home in a prime Provo location!, Square footage figures are provided as a courtesy estimate only and were obtained from SELLER MEASUREMENTS. Buyer is advised to obtain an independent measurement.

Key facts

• Quick access to i-15
• Open layout
• Mountain views

Tags

• QUICK ACCESS TO I-15
• MINUTES FROM SHOPPING CENTERS
• MOUNTAIN VIEWS
• OPEN LAYOUT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $71 ($851/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: $106k (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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 39% 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 $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.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.82% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 4.6

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: -6.1%
• Equity multiple: 0.76×
• Total profit: $-8,018
• Equity at exit: $17,892

10-year hold

• IRR: 9.0%
• Equity multiple: 1.86×
• Total profit: $28,729
• 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 84601

• Rents YoY: 5.8%
• Active inventory: 221
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,184 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$825
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $71

Break-even live

Break-even rent $2,094

Max offer price $120,000

Occupancy floor 92%

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1548 Westlane Ct Provo, UT	3.0	2.5	1775	$2,750	$1.55	23d	1	0.47mi
1541 Westlane Ct Provo, UT	3.0	2.5	1684	$1,750	$1.04	14d	1	0.50mi
258 1200 W Provo, UT	4.0	2.0	1760	$2,199	$1.25	23d	1	0.54mi
1492 W Parkside Dr Unit 1 Provo, UT	4.0	2.5	2113	$575	$0.27	23d	1	0.58mi
1492 W Parkside Dr Unit 2 Provo, UT	4.0	2.5	2133	$615	$0.29	23d	1	0.58mi
1901 W 1020 N Provo, UT	4.0	3.5	2100	$2,200	$1.05	18d	1	0.71mi
1799 W 1110 N Provo, UT	3.0	2.5	1426	$1,850	$1.30	21d	1	0.81mi
280 N 900 W Provo, UT	4.0	4.0	1234	$450	$0.36	23d	1	0.84mi
1155 Independence Ave Provo, UT	4.0	2.5	1730	$630	$0.36	23d	1	0.89mi
440 N 800 W Provo, UT	4.0	2.0	2000	$650	$0.33	23d	1	0.95mi
504 N 2870 W Provo, UT	4.0	2.5	1850	$2,800	$1.51	21d	1	1.05mi
690 W 890 N Provo, UT	3.0	1.0	1950	$1,500	$0.77	14d	1	1.20mi
1506 N 2200 W Unit Upstairs Provo, UT	3.0	2.0	1437	$1,800	$1.25	14d	1	1.23mi
1335 N 2710 W Provo, UT	4.0	4.0	2100	$2,400	$1.14	23d	1	1.33mi

HOA detail

• Monthly dues: $825 · $9,900/yr

Listing history 18 events

1. 2026-06-18
   days on market $120,000 Active 241 DOM
2. 2026-06-17
   days on market $120,000 Active 240 DOM
3. 2026-06-16
   days on market $120,000 Active 239 DOM
4. 2026-06-15
   days on market $120,000 Active 238 DOM
5. 2026-06-14
   days on market $120,000 Active 236 DOM
6. 2026-06-10
   days on market $120,000 Active 233 DOM
7. 2026-06-09
   days on market $120,000 Active 232 DOM
8. 2026-06-08
   days on market $120,000 Active 231 DOM
9. 2026-06-07
   days on market $120,000 Active 230 DOM
10. 2026-06-03
    days on market $120,000 Active 226 DOM
11. 2026-06-02
    days on market $120,000 Active 225 DOM
12. 2026-06-01
    days on market $120,000 Active 224 DOM
13. 2026-05-31
    days on market $120,000 Active 223 DOM
14. 2026-05-31
    days on market $120,000 Active 222 DOM
15. 2026-04-10
    status Active 759-char remark

    Show marketing remark (759 chars)

    Motivated Sellers, Bring your Offers! Welcome to this spacious 4-bedroom, 2-bath manufactured home perfectly located in the heart of Provo, Utah! Enjoy quick access to I-15, yet experience peaceful, quiet nights with no highway noise. This home offers convenience at its best-just minutes from shopping centers, Home Depot, movie theaters, Sam's Club, universities, and the Provo Airport. You'll love the beautiful mountain views, open layout, and comfortable living spaces ideal for family and friends. Don't miss this incredible opportunity to own an affordable home in a prime Provo location!, Square footage figures are provided as a courtesy estimate only and were obtained from SELLER MEASUREMENTS. Buyer is advised to obtain an independent measurement.

16. 2026-03-28
    historical 759-char remark

    Show marketing remark (759 chars)

    Motivated Sellers, Bring your Offers! Welcome to this spacious 4-bedroom, 2-bath manufactured home perfectly located in the heart of Provo, Utah! Enjoy quick access to I-15, yet experience peaceful, quiet nights with no highway noise. This home offers convenience at its best-just minutes from shopping centers, Home Depot, movie theaters, Sam's Club, universities, and the Provo Airport. You'll love the beautiful mountain views, open layout, and comfortable living spaces ideal for family and friends. Don't miss this incredible opportunity to own an affordable home in a prime Provo location!, Square footage figures are provided as a courtesy estimate only and were obtained from SELLER MEASUREMENTS. Buyer is advised to obtain an independent measurement.

17. 2026-02-19
    price $120,000 759-char remark

    Show marketing remark (759 chars)

    Motivated Sellers, Bring your Offers! Welcome to this spacious 4-bedroom, 2-bath manufactured home perfectly located in the heart of Provo, Utah! Enjoy quick access to I-15, yet experience peaceful, quiet nights with no highway noise. This home offers convenience at its best-just minutes from shopping centers, Home Depot, movie theaters, Sam's Club, universities, and the Provo Airport. You'll love the beautiful mountain views, open layout, and comfortable living spaces ideal for family and friends. Don't miss this incredible opportunity to own an affordable home in a prime Provo location!, Square footage figures are provided as a courtesy estimate only and were obtained from SELLER MEASUREMENTS. Buyer is advised to obtain an independent measurement.

18. 2025-10-08
    listed $126,600 Active 759-char remark

    Show marketing remark (759 chars)

    Motivated Sellers, Bring your Offers! Welcome to this spacious 4-bedroom, 2-bath manufactured home perfectly located in the heart of Provo, Utah! Enjoy quick access to I-15, yet experience peaceful, quiet nights with no highway noise. This home offers convenience at its best-just minutes from shopping centers, Home Depot, movie theaters, Sam's Club, universities, and the Provo Airport. You'll love the beautiful mountain views, open layout, and comfortable living spaces ideal for family and friends. Don't miss this incredible opportunity to own an affordable home in a prime Provo location!, Square footage figures are provided as a courtesy estimate only and were obtained from SELLER MEASUREMENTS. Buyer is advised to obtain an independent measurement.

ⓘ 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: $26,206
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$9,900
• − Depreciation: −$3,491
• Taxable loss: −$500
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $971/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

Fair 45/100 Cosmetic rehab

This manufactured home is in fair condition with cosmetic repairs needed. It offers a spacious layout and is conveniently located, making it a good investment opportunity.

Repairs flagged

• Minor Siding — Weathered appearance
• Minor Paint — Some wear on interior walls
• Minor Landscaping — Needs some maintenance

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping — Improved landscaping increases curb appeal and property value
• Both Replace worn siding — New siding improves appearance and could increase property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Weathered appearance	Minor	$500–3,000
Paint · Some wear on interior walls	Minor	$500–3,000
Landscaping · Needs some maintenance	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Improved landscaping increases curb appeal and property value ↑
• Both Replace worn siding — New siding improves appearance and could increase property 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: 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

-5.2% since first listed

4 events — show timeline

• 2026-04-10 Relisted — WFRMLS
• 2026-03-28 Listing Removed — WFRMLS
• 2026-02-19 Price Changed $120,000 WFRMLS
• 2025-10-08 Listed $126,600 WFRMLS