222 N 1200 W #144 · Orem, UT 84057

$89,000

2 bd · 1.0 ba · 1,100 sqft · Manufactured · 109 Days on market

Built 1978 1,306 sqft lot $725/mo HOA · 47% of rent ↓ 10% since listing

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Why this score? — see what drove the D 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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated mobile home in a convenient Orem location, just minutes from UVU, shopping, and freeway access. This home offers a comfortable layout with good natural light and functional living space, making it a great option for affordable living or an investment opportunity. The kitchen offers granite countertops and stainless steel appliances, including a gas stove, refrigerator, and microwave-all included. Washer and dryer are also included for added convenience. Additional highlights include a new roof (2024), a covered tiled porch perfect for relaxing or entertaining, a large storage shed, and two dedicated parking spaces. Enjoy a well-maintained community with a neighborhood pa

Key facts

• Jetted soaking tub
• Granite countertops
• 1,306 sq ft lot

Tags

• LUXURY VINYL PLANK FLOORING
• FULLY UPGRADED BATHROOM
• JETTED SOAKING TUB
• LARGE WALK-IN TILED SHOWER
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Agent owned
• HOA & community: Homeowners association with monthly fee of $725; Community amenities include picnic area and playground; Subdivision: Village Green Mobile Home Park

Exterior

• Parking: 2 open/uncovered parking spaces
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water
• Home design: Mobile home; Built and currently standing; Single-family zoning
• Construction: Composition roof; Construction materials: composition, stucco, metal siding
• Exterior features: Covered patio; Awning(s); Outbuilding(s); Storage shed(s); Full landscaping; Paved road access

Interior

• Kitchen: Range/oven (free standing); Microwave; Refrigerator; Granite countertops; Garbage disposal
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Separate tub and shower; Disposal; Jetted tub; Granite countertops; Blinds
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $71k (19.7% below list).
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $71k (19.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 86/100 on livability (#10 in UT, #389 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• 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: Cherry Hill School (math 44% / reading 43%, grade F, #260 of 585 statewide, top 46%, 733 students, 49% FRL); Orem Jr High (math 24% / reading 34%, grade F, #112 of 138 statewide, top 81%, 961 students, 41% FRL); Mountain View High (math 15% / reading 40%, grade F, #130 of 171 statewide, top 76%, 1,508 students, 33% FRL) — zoned schools average 41% FRL vs 18% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Alpine District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.9%/yr); 143 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $615 of loan paydown is wiped out by about $3k 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 109 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.

Recommended offer $71,465 (19.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.73% ✓
• Cap rate: 4.66%
• Cash-on-cash: -5.84%
• DSCR: 0.74
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.25×
• Total profit: $-18,634
• Equity at exit: $13,270

10-year hold

• IRR: -5.8%
• Equity multiple: 0.55×
• Total profit: $-11,296
• Equity at exit: $7,695

Cash invested: $24,920 (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 84057

• Rents YoY: 4.9%
• Active inventory: 143
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$725
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-121

Break-even live

Break-even rent $1,696

Max offer price $71,465

Occupancy floor —

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
289 N 1030 W Orem, UT	2.0	1.0	1092	$1,395	$1.28	3d	1	0.10mi
231 N 1200 W Orem, UT	3.0	2.0	1336	$1,725	$1.29	14d	1	0.21mi
782 N 1570 W Orem, UT	3.0	1.5	1300	$1,500	$1.15	23d	1	0.61mi
215 N 680 E Vineyard, UT	3.0	2.0	1311	$1,725	$1.32	23d	1	0.83mi
225 N 680 E Vineyard, UT	3.0	2.0	1311	$1,725	$1.32	23d	1	0.84mi
100 S Geneva Rd Vineyard, UT	1.0–2.0	1.0–2.0	858	$1,813	$2.11	3d	14	0.88mi
217 N 670 E Unit 104 Vineyard, UT	1.0	1.0	813	$1,285	$1.58	23d	1	0.89mi
217 N 670 E Unit 102 Vineyard, UT	2.0	2.0	1039	$1,480	$1.42	23d	1	0.89mi
648 E 230 N Unit 307 Vineyard, UT	2.0	2.0	1020	$1,480	$1.45	23d	1	0.91mi
648 E 230 N Unit 209 Vineyard, UT	1.0	1.0	794	$1,285	$1.62	23d	1	0.91mi
651 E 180 N Unit 312 Vineyard, UT	3.0	2.0	1299	$1,785	$1.37	23d	1	0.91mi
651 E 180 N Unit 210 Vineyard, UT	1.0	1.0	794	$1,285	$1.62	23d	1	0.91mi
265 N 670 E Unit 205 Vineyard, UT	2.0	2.0	1020	$1,620	$1.59	23d	1	0.92mi
265 N 670 E Unit 204 Vineyard, UT	1.0	1.0	794	$1,285	$1.62	23d	1	0.92mi
662 E 230 N Unit 311 Vineyard, UT	2.0	2.0	1020	$1,480	$1.45	23d	1	0.92mi
125 N Mill Rd Vineyard, UT	1.0–3.0	1.0–2.0	933	$1,410	$1.51	14d	10	0.93mi
125 N Mill Rd Vineyard, UT	1.0–3.0	1.0–2.0	933	$1,410	$1.51	3d	10	0.93mi
279 N 670 E Unit 108 Vineyard, UT	2.0	2.0	1020	$1,480	$1.45	23d	1	0.93mi
631 E 180 N Unit 301 Vineyard, UT	3.0	2.0	1299	$1,785	$1.37	23d	1	0.93mi
631 E 180 N Unit 203 Vineyard, UT	1.0	1.0	794	$1,285	$1.62	23d	1	0.93mi
632 E 230 N Unit 306 Vineyard, UT	2.0	2.0	1020	$1,480	$1.45	23d	1	0.94mi
631 E 180 N Unit 105 Vineyard, UT	2.0	2.0	1039	$1,480	$1.42	23d	1	0.94mi
534 E 300 North St Unit 212 Vineyard, UT	3.0	2.0	1299	$1,785	$1.37	23d	1	0.94mi
534 E 300 North St Unit 109 Vineyard, UT	1.0	1.0	813	$1,285	$1.58	23d	1	0.94mi
624 E 300 N Vineyard, UT	3.0	2.0	1323	$1,785	$1.35	23d	1	0.95mi
624 E 300 N Unit 206 Vineyard, UT	2.0	2.0	1039	$1,620	$1.56	21d	1	0.95mi
623 E 250 N Unit 301 Vineyard, UT	3.0	2.0	1324	$1,920	$1.45	23d	1	0.95mi
623 E 250 N Vineyard, UT	1.0	1.0	794	$1,285	$1.62	23d	1	0.95mi
615 E 180 N Unit 312 Vineyard, UT	3.0	2.0	1299	$1,785	$1.37	23d	1	0.96mi
615 E 180 N Unit 308 Vineyard, UT	2.0	2.0	1020	$1,480	$1.45	23d	1	0.96mi
614 E 230 N Unit 111 Vineyard, UT	2.0	2.0	1039	$1,480	$1.42	23d	1	0.96mi
266 N 590 E Unit 107 Vineyard, UT	2.0	2.0	1020	$1,480	$1.45	23d	1	0.97mi
266 N 590 E Unit 110 Orem, UT	1.0	1.0	794	$1,285	$1.62	23d	1	0.97mi
594 E 255 N Unit 105 Orem, UT	2.0	2.0	1039	$1,480	$1.42	23d	1	0.98mi
952 W 965 N #215 Orem, UT	3.0	2.0	1313	$1,890	$1.44	3d	1	0.98mi
1080 W 965 N #304 Orem, UT	2.0	1.0	950	$1,350	$1.42	3d	1	0.98mi
263 N 590 E Unit 312 Vineyard, UT	3.0	2.0	1299	$1,785	$1.37	23d	1	1.00mi
263 N 590 E Unit 307 Vineyard, UT	2.0	2.0	1020	$1,480	$1.45	23d	1	1.00mi
283 N 590 E Unit 301 Vineyard, UT	3.0	2.0	1299	$1,920	$1.48	23d	1	1.00mi
283 N 590 E Unit 302 Vineyard, UT	2.0	2.0	1020	$1,620	$1.59	23d	1	1.00mi

HOA detail

• Monthly dues: $725 · $8,700/yr
• Likely covers: gas

Listing history 4 events

1. 2026-05-22
   status Under Contract
2. 2026-04-18
   price $89,000
3. 2026-02-19
   price $94,900
4. 2026-02-02
   listed $99,000 Active

ⓘ 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: $18,515
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − HOA: −$8,700
• − Depreciation: −$2,589
• Taxable loss: −$2,502
• Est. tax savings @ 24.0%: +$601
• After-tax cash flow: $-854/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: 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 — Orem

• Score: 86/100
• State rank: #10
• US rank: #389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orem, UT
• County: Utah County · 661,754 people
• City population: 94,197
• Metro: Provo-Orem, UT
• Population (ZIP): 36,881
• Household income: $82,780
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 676.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 25% Two or more races 13% Asian 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 17% Salvadoran 1%
• Common ancestry: Italian 5% Slovak 4% Portuguese 2%
• Foreign-born: 13% · Canada, Dominican Republic, China
• Languages at home: 75% English-only · Spanish 19% 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: ▼ -365.90%
• Current HPI: 319.4849
• Rent YoY: ▲ 4.92%
• 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

-10.1% since first listed

4 events — show timeline

• 2026-05-22 Pending — WFRMLS
• 2026-04-18 Price Changed $89,000 WFRMLS
• 2026-02-19 Price Changed $94,900 WFRMLS
• 2026-02-02 Listed $99,000 WFRMLS