3030 S Heritage Dr · West Valley City, UT 84119

$39,000

2 bd · 1.5 ba · 840 sqft · Manufactured · 44 Days on market

Built 1971 435 sqft lot $855/mo HOA · 57% of rent

---

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 +21.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable 2 bedroom, 1 & 1/2 bathroom, manufactured home in a family-run community. Enjoy this fresh, clean, & safe home that has just undergone a full renovation. Affordable seller financing is available -- pay less for this home than renting an apartment! Wheelchair ramp included, or can be removed if not needed. Must be approved by the community management before making offer. Seller finance terms: 10-year seller financing, with 10% down, $479 per month. American Heritage Retirement Community is a family-owned 55+ community. Owners may be under 55, but at least one resident must be aged 55 or older. Rentals are not allowed.

Key facts

• Full renovation
• Wheelchair ramp
• 3 parking spots

Tags

• FULL RENOVATION
• WHEELCHAIR RAMP

Property features AI

Finance

• Other: Above-grade finished area recorded (840); Accessibility features: ramp and custom wheelchair access
• HOA & community: Homeowners association (Brisha) with monthly fee; Association fee covers gas, sewer, trash, and water; Association amenities: clubhouse, RV parking, gas service, management, sewer paid, snow removal, storage, trash, water; Senior community

Exterior

• Parking: 1 covered/carport space; 1 carport (Has carport); 2 open parking spaces; 3 total parking spaces; Common RV parking
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Water connected (culinary)
• Home design: Manufactured home; Single-level living; Agent owned; Currently used as residential; Has view
• Construction: Built/standing condition
• Exterior features: Covered patio; Paved road access; Mountain view; Mature trees; Flat terrain

Interior

• Kitchen: Refrigerator; Range hood
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 partial/half bathroom
• Heating & cooling: Forced air heating (gas central); Heat pump cooling
• Interior features: Covered windows not specified; 7 total rooms; No basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $39k.

Deal economics

• At list price, monthly cash flow is $60 ($722/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $39k).
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.

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: Stansbury School (math 12% / reading 17%, grade F, #559 of 585 statewide, top 96%, 623 students, 82% FRL); Granite Park Jr High (math 6% / reading 14%, grade F, #138 of 138 statewide, top 100%, 871 students, 70% FRL); Granger High (math 7% / reading 22%, grade F, #167 of 171 statewide, top 98%, 3,481 students, 63% FRL) — zoned schools average 71% FRL vs 45% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 13% at this address vs 29% district-wide (-16 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; 232 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $270 of loan paydown is wiped out by about $1k 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 44 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 29y ago 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

• Watch-outs: HOA is 57% of rent.

Recommended offer $37,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 3.85% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 2.2

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: -14.6%
• Equity multiple: 0.52×
• Total profit: $-5,276
• Equity at exit: $5,815

10-year hold

• IRR: -51.7%
• Equity multiple: 0.04×
• Total profit: $-10,514
• Equity at exit: $3,372

Cash invested: $10,920 (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 84119

• Rents YoY: 0.7%
• Active inventory: 232
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,500 high
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$855
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $60

Break-even live

Break-even rent $1,423

Max offer price $39,000

Occupancy floor 91%

Sensitivity live

Price	-10% $87	-5% $74	+0% $60	+5% $47	+10% $33
Rent	-10% $-58	-5% $1	+0% $60	+5% $119	+10% $179
Rate	-1.0pp $80	-0.5pp $70	base $60	+0.5pp $50	+1.0pp $40

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2184 W 3100 S West Valley City, UT	1.0–2.0	1.0	650	$1,477	$2.27	4d	13	0.23mi
2184 W 3100 S West Valley City, UT	1.0–2.0	1.0	650	$1,477	$2.27	25d	6	0.23mi
1941 W Hyannis Ave Unit 1 West Valley City, UT	2.0	1.5	1001	$1,600	$1.60	25d	1	0.24mi
3058 Decker Lake Dr West Valley City, UT	2.0	1.0–2.0	683	$1,800	$2.64	25d	1	0.34mi
1902 W 3395 S West Valley City, UT	2.0	1.0	930	$1,325	$1.42	5d	1	0.43mi
2553 S Lake Park Cir Apt 2 West Valley City, UT	2.0	1.0	950	$1,200	$1.26	25d	1	0.74mi
2530 S Parkcrest Dr Unit 3 Salt Lake City, UT	2.0	1.0	850	$1,599	$1.88	25d	1	0.76mi
2350 S Parkcrest Dr Unit 3 West Valley City, UT	2.0	1.0	900	$1,599	$1.78	25d	1	0.82mi
1821 Parkway Blvd Unit 1 Salt Lake City, UT	2.0	1.0	842	$1,399	$1.66	17d	1	0.82mi
1801 Parkway Blvd Unit 1821-1 West Valley City, UT	2.0	1.0	842	$1,399	$1.66	16d	1	0.82mi
3600 S Orion Cir West Valley City, UT	1.0–3.0	1.0–1.5	1075	$1,634	$1.52	25d	1	0.84mi
1251 W Village Main Dr West Valley City, UT	1.0–3.0	1.0–2.0	957	$1,400	$1.46	3d	5	0.97mi
2240 W 3800 S West Valley City, UT	1.0–2.0	1.0	775	$1,385	$1.79	4d	14	1.07mi
2930 Baty Drive 2745 S Unit 2930 West Valley City, UT	2.0	1.5	1100	$1,695	$1.54	25d	1	1.08mi
1499 2320 S West Valley City, UT	2.0	1.5	1052	$1,512	$1.44	5d	4	1.14mi
3860 S Redwood Rd Salt Lake City, UT	2.0	1.0–2.0	851	$1,719	$2.02	4d	26	1.20mi
3810 S Redwood Rd West Valley City, UT	1.0–3.0	1.0–2.0	1110	$1,624	$1.46	3d	46	1.21mi
2600 W 3800 S West Valley City, UT	2.0	1.0–2.0	912	$2,205	$2.42	4d	100	1.21mi
2640 W 3800 S Apt 3 Salt Lake City, UT	2.0	1.0	965	$1,125	$1.17	5d	1	1.28mi
2640 W 3800 S West Valley City, UT	2.0	1.0	965	$1,125	$1.17	5d	1	1.28mi
3735 Market St Unit 1 West Valley City, UT	1.0	1.0	540	$1,300	$2.41	25d	1	1.30mi
3043 W 3500 S West Valley City, UT	2.0	1.0	950	$1,149	$1.21	25d	1	1.30mi
1580 W 3940 S Salt Lake City, UT	1.0–2.0	1.0	921	$1,495	$1.62	4d	7	1.36mi
4040 W Boulder Pointe Salt Lake City, UT	2.0	1.0	890	$1,576	$1.77	3d	1	1.49mi

HOA detail

• Monthly dues: $855 · $10,260/yr

Listing history 15 events

1. 2026-06-21
   days on market $39,000 Active 44 DOM
2. 2026-06-18
   days on market $39,000 Active 41 DOM
3. 2026-06-17
   days on market $39,000 Active 40 DOM
4. 2026-06-16
   days on market $39,000 Active 39 DOM
5. 2026-06-15
   days on market $39,000 Active 38 DOM
6. 2026-06-13
   days on market $39,000 Active 36 DOM
7. 2026-06-09
   days on market $39,000 Active 32 DOM
8. 2026-06-08
   days on market $39,000 Active 31 DOM
9. 2026-06-07
   days on market $39,000 Active 30 DOM
10. 2026-06-03
    days on market $39,000 Active 26 DOM
11. 2026-06-02
    days on market $39,000 Active 25 DOM
12. 2026-06-01
    days on market $39,000 Active 24 DOM
13. 2026-05-31
    days on market $39,000 Active 23 DOM
14. 2026-05-08
    listed $39,000 Active
15. 1997-03-14
    listed $19,200

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥95°F today · 15 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: $17,995
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − HOA: −$10,260
• − Depreciation: −$1,135
• Taxable income: $757
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $540/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

+103.1% since first listed

2 events — show timeline

• 2026-05-08 Listed $39,000 WFRMLS
• 1997-03-14 Listed $19,200 WFRMLS