5075 W 4700 S #103 · Kearns, UT 84118

$107,430

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 21 Days on market

Built 1997 435 sqft lot $1080/mo HOA · 49% of rent

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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
• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Open floor plan
• Covered porches
• Cathedral ceilings

Tags

• OPEN FLOOR PLAN
• CATHEDRAL CEILINGS
• NEW FLOORING
• FRONT PORCH
• BACKYARD STORAGE SHEDS
• COVERED PORCHES

Property features AI

Finance

• Other: Landscaped lot with pines
• HOA & community: Homeowners association with monthly fee; Monthly association fee of $1,080; Community clubhouse; Gated community; On-site management; Pets permitted; Playground; Snow removal; Storage amenities; Subdivision: SHADOW RIDGE ESTATES

Exterior

• Parking: 3 total parking spaces (all open)
• Utilities: Natural gas connected; Electricity connected; Water connected; Sewer connected
• Home design: Mobile home; Single-level living; Faces south
• Construction: Built in 2005; Asphalt construction materials; Asphalt roof; Built/standing condition
• Exterior features: Covered deck; Covered patio; Skylights; Storage shed

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air gas heating (central); Central air conditioning
• Interior features: Primary bath; Walk-in closet; Vaulted ceilings; Ceiling fans
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $107k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (11.3% below list).
• Meets the 1% rule at list price ($2k rent vs $107k).
• Recommended offer: $95k (11.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 74/100 on livability (#64 in UT, #4,366 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment B+; Watch: amenities F, health & safety D-.
• Granite District (suburban): math 26% / reading 32% proficiency, ranked #69 of 80 in UT (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: West Kearns School (math 21% / reading 24%, grade F, #505 of 585 statewide, top 87%, 578 students, 76% FRL); Kearns Jr High (math 14% / reading 22%, grade F, #132 of 138 statewide, top 96%, 778 students, 73% FRL); Kearns High (math 5% / reading 25%, grade F, #165 of 171 statewide, top 96%, 2,382 students, 51% FRL) — zoned schools average 67% FRL vs 45% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 118 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $742 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Salt Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 49% of rent.

Recommended offer $95,309 (11.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 2.05% ✓
• Cap rate: 5.36%
• Cash-on-cash: -3.34%
• DSCR: 0.85
• GRM: 4.1

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: -21.0%
• Equity multiple: 0.27×
• Total profit: $-22,047
• Equity at exit: $16,018

10-year hold

• IRR: -12.7%
• Equity multiple: 0.23×
• Total profit: $-23,237
• Equity at exit: $9,289

Cash invested: $30,080 (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 84118

• Active inventory: 118
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,201 high
• Mortgage (P&I): −$563
• Tax est. 1.5%: −$134 /mo · $1,611/yr
• Insurance: −$45
• HOA: −$1,080
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-84

Break-even live

Break-even rent $2,307

Max offer price $95,309

Occupancy floor 99%

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: $26,858
• Closing costs: $3,223
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4532 S Greystock Cir West Valley City, UT	4.0	2.0	1600	$2,375	$1.48	4d	1	0.76mi
4481 W 5015 S Salt Lake City, UT	3.0	1.5	1415	$2,195	$1.55	24d	1	0.77mi
4218 S 4800 W West Valley City, UT	2.0	1.0	1079	$1,450	$1.34	14d	1	0.93mi
4438 W Losee Dr West Valley City, UT	4.0	2.0	2100	$3,000	$1.43	24d	1	0.97mi
4074 W 4865 S Salt Lake City, UT	4.0	2.0	1800	$600	$0.33	24d	1	1.15mi
4241 S Falcon St West Valley City, UT	3.0	1.0	1344	$1,550	$1.15	16d	1	1.37mi
4241 Falcon St Unit BS West Valley City, UT	3.0	1.0	1344	$1,550	$1.15	4d	1	1.37mi
4403 S 4000 W Unit A Salt Lake City, UT	2.0	2.0	1108	$1,700	$1.53	24d	1	1.38mi
4420 Dean Cir Unit B Salt Lake City, UT	3.0	1.5	1258	$1,950	$1.55	24d	1	1.39mi
3881 W Ridgeview Way Salt Lake City, UT	2.0	1.0	1188	$1,700	$1.43	4d	1	1.41mi
3839 W Kinglassie Ln Taylorsville, UT	3.0	2.5	1864	$2,400	$1.29	21d	1	1.45mi
5677 S Esprit Dr Salt Lake City, UT	3.0	2.0	1680	$2,000	$1.19	14d	1	1.47mi

HOA detail

• Monthly dues: $1,080 · $12,960/yr

Listing history 24 events

1. 2026-06-18
   days on market $107,430 Active 21 DOM
2. 2026-06-17
   price $107,430 Active 20 DOM
3. 2026-06-17
   days on market $117,430 Active 20 DOM
4. 2026-06-16
   days on market $117,430 Active 19 DOM
5. 2026-06-15
   days on market $117,430 Active 18 DOM
6. 2026-06-13
   days on market $117,430 Active 16 DOM
7. 2026-06-09
   days on market $117,430 Active 12 DOM
8. 2026-06-08
   days on market $117,430 Active 11 DOM
9. 2026-06-07
   days on market $117,430 Active 10 DOM
10. 2026-06-03
    days on market $117,430 Active 6 DOM
11. 2026-06-02
    days on market $117,430 Active 5 DOM
12. 2026-06-01
    days on market $117,430 Active 4 DOM
13. 2026-05-31
    days on market $117,430 Active 3 DOM
14. 2026-05-28
    listed $117,430 Active
15. 2023-12-14
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

16. 2023-12-05
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

17. 2023-11-14
    listed $94,900 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2006-09-18
    historical
19. 2006-04-18
    listed $39,900
20. 2005-12-07
    historical
21. 2005-03-08
    listed $40,000
22. 2003-12-09
    historical
23. 2003-06-09
    listed $45,000
24. 1998-01-24
    listed $61,900

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,410
• − Mortgage interest: −$6,018
• − Property taxes: −$1,611
• − Insurance: −$537
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − HOA: −$12,960
• − Depreciation: −$3,125
• Taxable loss: −$2,067
• Est. tax savings @ 24.0%: +$496
• After-tax cash flow: $-509/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: Granite District
• NCES district ID: 4900360
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $55,971
• Composite: 25.93/100
• National rank: #7336
• State rank: #69 of 80 in UT

Livability — Kearns

• Score: 74/100
• State rank: #64
• US rank: #4366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kearns, UT
• County: Salt Lake County · 1,195,750 people
• City population: 42,853
• Metro: Salt Lake City, UT
• Population (ZIP): 42,853
• Household income: $90,562
• Rent vs Own: 15.7% rent · 84.3% own
• Severe rent burden: 361.0

Population outlook (Salt Lake County) Hauer SSP2

• Today (2025): 1,305,860 people
• By 2030: 1,402,611 · +7.4%
• By 2040: 1,594,533 · +22.1%
• By 2050: 1,787,244 · +36.9%
• By 2075: 2,224,138 · +70.3%
• By 2100: 2,551,390 · +95.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 49% Hispanic / Latino 39% Two or more races 14% Pacific Islander 4% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 30% Puerto Rican 1%
• Common ancestry: Slovak 3% Iranian 1% Italian 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 64% English-only · Spanish 31% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Salt Lake

• 2024 margin: D (+10.2) · D 53.7% · R 43.5% · Other 2.8%
• 2008→2024 swing: +10.1pp toward D · 2008: 0.1pp · 2024: 10.2pp
• All cycles: 2024: D+10.2 2020: D+11.0 2016: D+10.2 2012: R+19.3 2008: D+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -207.24%
• Current HPI: 349.5169
• Rent YoY: —
• Metro: Salt Lake 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

+89.7% since first listed

11 events — show timeline

• 2026-05-28 Listed $117,430 WFRMLS
• 2023-12-14 Sold (MLS) — WFRMLS
• 2023-12-05 Pending — WFRMLS
• 2023-11-14 Listed $94,900 WFRMLS
• 2006-09-18 Listing Removed — WFRMLS
• 2006-04-18 Listed $39,900 WFRMLS
• 2005-12-07 Listing Removed — WFRMLS
• 2005-03-08 Listed $40,000 WFRMLS
• 2003-12-09 Listing Removed — WFRMLS
• 2003-06-09 Listed $45,000 WFRMLS
• 1998-01-24 Listed $61,900 WFRMLS