3658 S Willow River Rd W #13 · West Valley City, UT 84119

$68,500

3 bd · 2.0 ba · 1,300 sqft · Manufactured · 123 Days on market

Built 2003 435 sqft lot $1084/mo HOA · 57% of rent ↓ 12% 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
• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready 3-bedroom, 2-bathroom mobile home in the heart of West Valley! This well-cared-for home offers major upgrades including a new roof, updated electrical panels, Water Heater, updated A/C and furnace, and new appliances. Features include double-pane windows, laminate flooring, and tile throughout. Clean, well maintained, and ready for its next owner. Convenient location close to shopping, dining, and freeway access.

Key facts

• New appliances
• Updated a/c
• Updated furnace

Tags

• NEW ROOF
• UPDATED ELECTRICAL PANELS
• UPDATED A/C
• UPDATED FURNACE
• NEW APPLIANCES
• DOUBLE-PANE WINDOWS

Property features AI

Finance

• Other: Above-grade finished area reported
• HOA & community: Homeowners association (Riverside) with monthly fee; Association fee includes trash and water; Community clubhouse and playground; Pets permitted (subject to pet rules)

Exterior

• Parking: 4 total parking spaces; 4 open parking spaces
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Public water connected
• Home design: Mobile home; Single-level living; Faces east
• Construction: Asphalt roof; Built and currently standing
• Exterior features: Open porch; Partial landscaping

Interior

• Kitchen: Portable dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Blinds on windows; Ceiling fan; Open porch
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $-63 ($-750/yr) — negative.
• To cash-flow at today's rent, offer at most $59k (13.2% below list).
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $59k (13.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 76/100 on livability (#55 in UT, #3,285 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: crime D-, 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: Granger School (math 15% / reading 16%, grade F, #554 of 585 statewide, top 95%, 755 students, 73% FRL); Valley Jr High (math 17% / reading 22%, grade F, #130 of 138 statewide, top 94%, 639 students, 66% FRL); Granger High (math 7% / reading 22%, grade F, #167 of 171 statewide, top 98%, 3,481 students, 63% FRL) — zoned schools average 67% FRL vs 45% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 29% district-wide (-12 pts) — the specific schools serving this property underperform the Granite District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 227 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 4,970 units permitted in Salt Lake County in 2024 (1,963 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/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 $474 of loan paydown is wiped out by about $2k 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 123 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 57% of rent.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,451 (13.2% 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 123 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.76% ✓
• Cap rate: 5.20%
• Cash-on-cash: -3.91%
• DSCR: 0.83
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -31.3%
• Equity multiple: 0.03×
• Total profit: $-18,596
• Equity at exit: $10,214

10-year hold

• IRR: —
• Equity multiple: -0.82×
• Total profit: $-35,002
• Equity at exit: $5,923

Cash invested: $19,180 (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 84119

• Rents YoY: 0.7%
• Active inventory: 227
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,892 high
• Mortgage (P&I): −$359
• Tax est. 1.5%: −$86 /mo · $1,028/yr
• Insurance: −$29
• HOA: −$1,084
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-63

Break-even live

Break-even rent $1,971

Max offer price $59,451

Occupancy floor 98%

Sensitivity live

Price	-10% $-15	-5% $-39	+0% $-63	+5% $-86	+10% $-110
Rent	-10% $-212	-5% $-137	+0% $-63	+5% $12	+10% $87
Rate	-1.0pp $-28	-0.5pp $-45	base $-63	+0.5pp $-80	+1.0pp $-98

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: $17,125
• Closing costs: $2,055
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1251 W Village Main Dr West Valley City, UT	1.0–3.0	1.0–2.0	957	$1,700	$1.78	2d	5	0.34mi
1538 W Kingsbury Ln West Valley City, UT	3.0	3.0	1237	$2,050	$1.66	3d	1	0.49mi
923 W Spruce Willow Way South Salt Lake, UT	4.0	3.0	1713	$2,995	$1.75	13d	1	0.51mi
902 W River Vine Dr South Salt Lake, UT	3.0	2.5	1770	$2,795	$1.58	2d	1	0.52mi
1512 W 3395 S West Valley City, UT	3.0	2.0	1685	$1,745	$1.04	24d	1	0.56mi
1580 W 3940 S Salt Lake City, UT	1.0–2.0	1.0	921	$1,495	$1.62	3d	7	0.68mi
3860 S Redwood Rd Salt Lake City, UT	2.0	1.0–2.0	851	$1,719	$2.02	3d	26	0.73mi
820 W Timbercreek Way South Salt Lake, UT	1.0–2.0	1.0	676	$1,470	$2.17	2d	30	0.75mi
845 W 3900 S Salt Lake City, UT	1.0–2.0	1.0–2.0	735	$1,922	$2.61	3d	6	0.76mi
4028 S 1300 W Salt Lake City, UT	2.0–3.0	2.0	1325	$1,875	$1.42	5d	6	0.77mi
4040 W Boulder Pointe Salt Lake City, UT	2.0	1.0	890	$1,576	$1.77	2d	1	0.77mi
745 Fine Dr South Salt Lake, UT	1.0–3.0	1.0–2.0	1077	$2,132	$1.98	3d	25	0.80mi
764 W 3940 S Salt Lake City, UT	1.0–3.0	1.0–2.0	1075	$1,912	$1.78	4d	26	0.88mi
1902 W 3395 S West Valley City, UT	2.0	1.0	930	$1,325	$1.42	5d	1	0.90mi
4110 S Oak Meadows Dr #31 Salt Lake City, UT	2.0	1.0	970	$1,500	$1.55	17d	1	0.91mi
3825 S 700 W South Salt Lake, UT	1.0–3.0	1.0–2.0	780	$1,835	$2.35	3d	19	0.92mi
3810 S Redwood Rd West Valley City, UT	1.0–3.0	1.0–2.0	1110	$2,149	$1.94	2d	46	0.97mi
1812 W 4100 S West Valley City, UT	1.0–3.0	1.0–2.0	1102	$2,103	$1.91	2d	46	1.02mi
1941 W Hyannis Ave Unit 1 West Valley City, UT	2.0	1.5	1001	$1,600	$1.60	24d	1	1.05mi
4236 S Atherton Dr Salt Lake City, UT	1.0–3.0	1.0–2.0	1075	$1,850	$1.72	5d	3	1.09mi
3600 S Orion Cir West Valley City, UT	1.0–3.0	1.0–1.5	1075	$2,009	$1.87	24d	1	1.23mi
4422 S Atherton Dr Salt Lake City, UT	2.0	1.0	1000	$1,495	$1.50	3d	1	1.31mi
4341 S Riverboat Rd Salt Lake City, UT	1.0–3.0	1.0–2.0	1008	$1,767	$1.75	5d	12	1.31mi
4459 Butterfield St Unit NA Taylorsville, UT	2.0	1.0	1000	$1,500	$1.50	24d	1	1.34mi
4459 S Butterfield St Salt Lake City, UT	2.0	1.0	1000	$1,500	$1.50	5d	1	1.34mi
4517 1175 W Taylorsville, UT	3.0	2.0	1220	$1,800	$1.48	17d	1	1.41mi
4517 S 1175 W #55 Taylorsville, UT	2.0	2.5	1200	$1,600	$1.33	2d	1	1.41mi

HOA detail

• Monthly dues: $1,084 · $13,008/yr
• Likely covers: waterelectric

Listing history 16 events

1. 2026-06-19
   remarks 430-char remark
2. 2026-06-18
   days on market $68,500 Active 123 DOM
3. 2026-06-17
   days on market $68,500 Active 122 DOM
4. 2026-06-09
   days on market $68,500 Active 120 DOM
5. 2026-06-08
   days on market $68,500 Active 119 DOM
6. 2026-06-07
   statusdays on market $68,500 Active 118 DOM
7. 2026-06-03
   days on market $68,500 Backup 114 DOM
8. 2026-06-02
   days on market $68,500 Backup 113 DOM
9. 2026-06-01
   days on market $68,500 Backup 112 DOM
10. 2026-05-31
    days on market $68,500 Backup 111 DOM
11. 2026-05-05
    price $68,500
12. 2026-04-28
    price $70,000
13. 2026-04-14
    price $73,000
14. 2026-04-01
    price $74,000
15. 2026-03-05
    price $76,000
16. 2026-02-09
    listed $78,000 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 FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,707
• − Mortgage interest: −$3,837
• − Property taxes: −$1,028
• − Insurance: −$342
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − HOA: −$13,008
• − Depreciation: −$1,993
• Taxable loss: −$1,134
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $-478/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 — West Valley City

• Score: 76/100
• State rank: #55
• US rank: #3285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Valley City, UT
• County: Salt Lake County · 1,195,750 people
• City population: 132,995
• Metro: Salt Lake City, UT
• Population (ZIP): 50,070
• Household income: $71,378
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1635.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 45% White 36% Two or more races 12% Black 5% Pacific Islander 4% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 3% Portuguese 2% Italian 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 54% English-only · Spanish 34% Other Asian/Pacific 3% Vietnamese 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: ▼ -332.72%
• Current HPI: 327.1858
• Rent YoY: ▲ 0.74%
• 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

-12.2% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $68,500 WFRMLS
• 2026-04-28 Price Changed $70,000 WFRMLS
• 2026-04-14 Price Changed $73,000 WFRMLS
• 2026-04-01 Price Changed $74,000 WFRMLS
• 2026-03-05 Price Changed $76,000 WFRMLS
• 2026-02-09 Listed $78,000 WFRMLS