3771 S Deer Valley Dr #151 · Magna, UT 84044

$55,000

3 bd · 2.0 ba · 920 sqft · Manufactured · 78 Days on market

Built 1995 $1109/mo HOA · 58% of rent

---

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).

• Cash flow +15.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready manufactured home in Magna at $55,000 - priced below what the market is showing. Quick access to Hwy 201, Bangerter, and I-215 makes getting around the valley easy. Seller is motivated and open to seller financing. Text or call agent for details!

Key facts

• Built 1995
• Listed 78 days

Tags

• QUICK ACCESS TO HWY 201
• QUICK ACCESS TO BANGERTER
• QUICK ACCESS TO I-215

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $1,109; Subdivision: SUNSET VISTA

Exterior

• Utilities: Natural gas connected; Electricity connected; Public sewer connection; Culinary (public) water connected
• Home design: Manufactured home; Property is built and standing; Residential use; 920 above-grade finished area
• Construction: Aluminum and frame construction
• Exterior features: Partially fenced lot; Paved road access; Double-pane windows; Asphalt roof

Interior

• Kitchen: Disposal
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Disposal; Slab basement; 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $22 ($270/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#65 in UT, #4,367 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living 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: Copper Hills School (math 25% / reading 28%, grade F, #463 of 585 statewide, top 80%, 479 students, 60% FRL); Scott M Matheson Jr High (math 18% / reading 22%, grade F, #128 of 138 statewide, top 93%, 1,081 students, 51% FRL); Cyprus High (math 11% / reading 33%, grade F, #150 of 171 statewide, top 88%, 2,709 students, 47% FRL).
• Market conditions: 209 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $380 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 78 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 58% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 3.48% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 2.4

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: -12.0%
• Equity multiple: 0.56×
• Total profit: $-6,771
• Equity at exit: $8,201

10-year hold

• IRR: -1.0%
• Equity multiple: 0.92×
• Total profit: $-1,168
• Equity at exit: $4,755

Cash invested: $15,400 (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 84044

• Active inventory: 209
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,913 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$1,109
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $22

Break-even live

Break-even rent $1,885

Max offer price $55,000

Occupancy floor 94%

Sensitivity live

Price	-10% $60	-5% $41	+0% $22	+5% $3	+10% $-16
Rent	-10% $-129	-5% $-53	+0% $22	+5% $98	+10% $174
Rate	-1.0pp $50	-0.5pp $36	base $22	+0.5pp $8	+1.0pp $-6

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8525 W Elk Mountain Rd Magna, UT	2.0–3.0	1.5–2.0	1075	$1,739	$1.62	15d	2	0.26mi
8279 Arbor Park Dr Magna, UT	1.0–3.0	1.0–2.0	849	$2,094	$2.46	3d	7	0.32mi
8548 W Henderson Way Magna, UT	1.0–3.0	1.0–2.0	983	$2,129	$2.17	3d	25	0.33mi
3544 S Kingsburg Cv Magna, UT	2.0	1.0	885	$1,490	$1.68	15d	1	0.50mi
8061 W Copperfield Pl #32 Magna, UT	3.0	2.0	1005	$1,650	$1.64	6d	1	0.71mi
3700 Jefferson Cir Unit B Magna, UT	2.0	1.0	1000	$1,300	$1.30	25d	1	1.15mi
2679 S Melville Dr Magna, UT	2.0	1.0	795	$1,598	$2.01	18d	1	1.48mi
2846 S 9050 W Unit 2848 Magna, UT	2.0	1.0	615	$1,395	$2.27	25d	1	1.49mi

HOA detail

• Monthly dues: $1,109 · $13,308/yr

Listing history 15 events

1. 2026-06-18
   days on market $55,000 Active 78 DOM
2. 2026-06-17
   days on market $55,000 Active 77 DOM
3. 2026-06-16
   days on market $55,000 Active 76 DOM
4. 2026-06-15
   days on market $55,000 Active 75 DOM
5. 2026-06-13
   days on market $55,000 Active 73 DOM
6. 2026-06-09
   days on market $55,000 Active 69 DOM
7. 2026-06-08
   days on market $55,000 Active 68 DOM
8. 2026-06-07
   days on market $55,000 Active 67 DOM
9. 2026-06-03
   days on market $55,000 Active 63 DOM
10. 2026-06-02
    days on market $55,000 Active 62 DOM
11. 2026-06-01
    days on market $55,000 Active 61 DOM
12. 2026-05-31
    days on market $55,000 Active 60 DOM
13. 2026-04-02
    listed $55,000 Active
14. 2016-06-16
    historical
15. 2015-12-16
    listed $27,900 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 20 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: $22,960
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − HOA: −$13,308
• − Depreciation: −$1,600
• Taxable income: $198
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $222/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 — Magna

• Score: 74/100
• State rank: #65
• US rank: #4367

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Magna, UT
• County: Salt Lake County · 1,195,750 people
• City population: 30,031
• Metro: Salt Lake City, UT
• Population (ZIP): 30,031
• Household income: $90,346
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 384.0

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 0.58)
• Race & ethnicity: White 54% Hispanic / Latino 36% Two or more races 14% Asian 2% Pacific Islander 2% Black 2%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Slovak 4% Iranian 2% Italian 2%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 24% Other Asian/Pacific 2% Other Indo-European 2%

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: ▼ -191.88%
• Current HPI: 355.0523
• 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

+97.1% since first listed

3 events — show timeline

• 2026-04-02 Listed $55,000 WFRMLS
• 2016-06-16 Listing Removed — WFRMLS
• 2015-12-16 Listed $27,900 WFRMLS