780 W 1125 N #128 · Cedar City, UT 84721

$98,000

3 bd · 2.0 ba · 1,490 sqft · Manufactured · 56 Days on market

Built 2000 ↓ 15% 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
• Rent growth +3.8/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well kept manufactured home, close to public park, pickle ball courts, high school and middle schools. Great master bedroom with two walk in closets. Buyer must be approved by park management.

Key facts

• Pickle ball courts
• Manufactured home
• Middle schools

Tags

• MANUFACTURED HOME
• PUBLIC PARK
• PICKLE BALL COURTS
• HIGH SCHOOL
• MIDDLE SCHOOLS

Property features AI

Exterior

• Parking: Covered carport (1 space, covered)
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water
• Home design: Rambler/Ranch style; Single-family zoning; Residential use
• Construction: Asphalt roof; Built and currently standing
• Exterior features: Partially fenced yard; Paved road access; Automatic full sprinkler system; Storage shed(s)

Interior

• Kitchen: Microwave; Range hood; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Walk-in closet; Den/office; Garbage disposal; Blinds
• Laundry & utility: Electric dryer hookup; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#170 in UT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Iron District (town): math 40% / reading 44% proficiency, ranked #42 of 80 in UT (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fiddlers Canyon School (math 47% / reading 37%, grade F, #287 of 585 statewide, top 52%, 544 students, 52% FRL); Canyon View Middle (math 32% / reading 46%, grade F, #79 of 138 statewide, top 58%, 989 students, 43% FRL); Canyon View High (math 27% / reading 42%, grade F, #95 of 171 statewide, top 61%, 1,123 students, 34% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents rising fast (+5.0%/yr); 819 active listings in the ZIP; 655 units permitted in Iron County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $678 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Iron County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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: 1.75% ✓
• Cap rate: 14.56%
• Cash-on-cash: 29.52%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.02% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 2.12×
• Total profit: $30,691
• Equity at exit: $14,612

10-year hold

• IRR: 35.1%
• Equity multiple: 4.55×
• Total profit: $97,372
• Equity at exit: $8,473

Cash invested: $27,440 (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 84721

• Rents YoY: 5.0%
• Active inventory: 819
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $675

Break-even live

Break-even rent $857

Max offer price $98,000

Occupancy floor 56%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-12
   statusdays on marketlisting id $98,000 Pending 56 DOM
2. 2026-05-19
   status Pending 192-char remark

   Show marketing remark (192 chars)

   Well kept manufactured home, close to public park, pickle ball courts, high school and middle schools. Great master bedroom with two walk in closets. Buyer must be approved by park management.

3. 2026-05-12
   status Under Contract
4. 2026-03-24
   listed $98,000 Active 192-char remark

   Show marketing remark (192 chars)

   Well kept manufactured home, close to public park, pickle ball courts, high school and middle schools. Great master bedroom with two walk in closets. Buyer must be approved by park management.

5. 2026-01-23
   price $98,000
6. 2025-12-12
   listed $114,900 Active

ⓘ 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 6/10 Major 73% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,542
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$2,851
• Taxable income: $6,955
• Est. tax owed @ 24.0%: −$1,669
• After-tax cash flow: $6,432/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: Iron District
• NCES district ID: 4900390
• Math proficiency: 40% ▼ -9.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $43,150
• Composite: 35.49/100
• National rank: #4922
• State rank: #42 of 80 in UT

Livability — Cedar City

• Score: 64/100
• State rank: #170
• US rank: #13398

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar City, UT
• County: Iron County · 56,349 people
• City population: 56,349
• Metro: Cedar City, UT
• Population (ZIP): 30,641
• Household income: $67,299
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 736.0

Population outlook (Iron County) Hauer SSP2

• Today (2025): 53,029 people
• By 2030: 55,084 · +3.9%
• By 2040: 58,269 · +9.9%
• By 2050: 60,462 · +14.0%
• By 2075: 61,312 · +15.6%
• By 2100: 57,973 · +9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 6% Slovak 5% Portuguese 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 6%

Political lean MEDSL · Iron

• 2024 margin: Solid R (+57.0) · D 20.4% · R 77.4% · Other 2.2%
• 2008→2024 swing: -0.7pp no change · 2008: -56.3pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+56.6 2016: R+51.6 2012: R+71.8 2008: R+56.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.58%
• Current HPI: 239.3105
• Rent YoY: ▲ 5.02%
• Metro: Cedar 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

Price history

-14.7% since first listed

5 events — show timeline

• 2026-05-19 Pending — ICBORMLS
• 2026-05-12 Pending — WFRMLS
• 2026-03-24 Listed $98,000 ICBORMLS
• 2026-01-23 Price Changed $98,000 WFRMLS
• 2025-12-12 Listed $114,900 WFRMLS