425 N Esquire Pkwy #36 · Castle Dale, UT 84513

$89,900

3 bd · 2.0 ba · 900 sqft · Manufactured · 36 Days on market

Built 2026 Excellent condition

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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 +23.8/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Appreciation +5.3/10.0
• Condition / age +5.0/5.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0

Listing remarks

Brand new 2026 manufactured home priced at just $89,900! This move-in ready 3 bed/2 bath features an open-concept layout, modern cabinetry, updated flooring, energy-efficient windows, and all-new appliances. The primary suite includes a private bath and ample closet space. Enjoy a brand new deck and fresh curb appeal. Perfect for first-time buyers, downsizers, or investors - comfort and style at an unbeatable price!

Key facts

• Modern cabinetry
• Private bath
• Updated flooring

Tags

• OPEN-CONCEPT LAYOUT
• MODERN CABINETRY
• UPDATED FLOORING
• ENERGY-EFFICIENT WINDOWS
• ALL-NEW APPLIANCES
• PRIVATE BATH

Property features AI

Finance

• Financial info: Annual tax amount reported
• HOA & community: Community clubhouse

Exterior

• Utilities: Electricity connected; Sewer connected; Culinary (public) water connected
• Home design: Mobile home; Single-story
• Construction: Built/standing condition; Construction materials: Other; Has home warranty
• Exterior features: Asphalt roof; Residential use; Located in a mobile home park (MHP)

Interior

• Bedrooms: 3 main-level bedrooms; Primary bedroom on the 1st floor
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Single-level living; No basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#82 in UT) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Emery District (rural): math 43% / reading 35% proficiency, ranked #52 of 80 in UT (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Castle Dale School (math 47% / reading 37%, grade F, #287 of 585 statewide, top 52%, 145 students, 48% FRL); Canyon View Middle School (math 32% / reading 27%, grade F, #109 of 138 statewide, top 80%, 200 students, 49% FRL).
• Market conditions: 24 active listings in the ZIP; 55 units permitted in Emery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($622 loan paydown + $478 appreciation (0.5% local appreciation)).
• Emery County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($87k) 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.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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: 1.12% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.20%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.42×
• Total profit: $10,615
• Equity at exit: $28,521

10-year hold

• IRR: 13.0%
• Equity multiple: 2.50×
• Total profit: $37,835
• Equity at exit: $36,277

Cash invested: $25,172 (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 84513

• Home prices YoY: 0.5%
• Active inventory: 24
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $172

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 78%

Sensitivity live

Price	-10% $234	-5% $203	+0% $172	+5% $141	+10% $110
Rent	-10% $93	-5% $132	+0% $172	+5% $212	+10% $251
Rate	-1.0pp $217	-0.5pp $195	base $172	+0.5pp $149	+1.0pp $125

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $89,900 Active 36 DOM
2. 2026-06-18
   days on market $89,900 Active 34 DOM
3. 2026-06-17
   days on market $89,900 Active 33 DOM
4. 2026-06-16
   days on market $89,900 Active 32 DOM
5. 2026-06-15
   days on market $89,900 Active 31 DOM
6. 2026-06-15
   days on market $89,900 Active 30 DOM
7. 2026-06-13
   days on market $89,900 Active 29 DOM
8. 2026-06-12
   days on market $89,900 Active 28 DOM
9. 2026-06-09
   days on market $89,900 Active 25 DOM
10. 2026-06-08
    days on market $89,900 Active 24 DOM
11. 2026-06-08
    days on market $89,900 Active 23 DOM
12. 2026-06-07
    days on market $89,900 Active 22 DOM
13. 2026-06-03
    days on market $89,900 Active 19 DOM
14. 2026-06-02
    days on market $89,900 Active 18 DOM
15. 2026-06-01
    days on market $89,900 Active 17 DOM
16. 2026-05-31
    days on market $89,900 Active 16 DOM
17. 2026-05-15
    listed $89,900 Active
18. 2026-05-09
    historical
19. 2026-03-25
    listed $89,900 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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 21 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: $12,051
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$2,615
• Taxable income: $673
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $1,903/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 · 2 photos

Excellent 100/100 None rehab

This move-in ready 2026 manufactured home is in excellent condition with modern updates and fresh curb appeal, making it an ideal investment for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both New flooring in bathrooms — Improves functionality and aesthetics in high-traffic areas.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics in high-traffic areas. ↑

ⓘ 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: Emery District
• NCES district ID: 4900270
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $50,076
• Composite: 33.71/100
• National rank: #5381
• State rank: #52 of 80 in UT

Livability — Castle Dale

• Score: 72/100
• State rank: #82
• US rank: #6347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Castle Dale, UT
• Population (ZIP): 1,463

Population outlook (Emery County) Hauer SSP2

• Today (2025): 9,137 people
• By 2030: 8,406 · -8.0%
• By 2040: 7,030 · -23.1%
• By 2050: 5,829 · -36.2%
• By 2075: 3,587 · -60.7%
• By 2100: 2,532 · -72.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 10% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 5% Italian 5% Lithuanian 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Emery

• 2024 margin: Solid R (+74.6) · D 12.0% · R 86.6% · Other 1.3%
• 2008→2024 swing: -21.0pp toward R · 2008: -53.6pp · 2024: -74.6pp
• All cycles: 2024: R+74.6 2020: R+74.7 2016: R+70.9 2012: R+71.9 2008: R+53.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.53%
• Current HPI: 108.5628
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-15 Listed $89,900 WFRMLS
• 2026-05-09 Listing Removed — WFRMLS
• 2026-03-25 Listed $89,900 WFRMLS