410 N Main St #4 · Brigham City, UT 84302

$49,500

2 bd · 1.0 ba · 1,700 sqft · Manufactured · 42 Days on market

Built 1971 Fair condition $675/mo HOA · 41% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic opportunity to purchase a two-bedroom, one-bath home in lovely Brigham City. The house is move-in ready! One of the only double-wide homes in the community. Well-maintained with washer/dryer hookups. Pride of ownership throughout, as Brigham Village is an owner-occupant community. Conveniently located near shopping, dining, and freeway access. A great opportunity for affordable homeownership! Pet-friendly. Seller financing may be available, depending on the down payment and terms!

Key facts

• Washer dryer hookups
• Pet friendly
• 3 parking spots

Tags

• WASHER DRYER HOOKUPS
• PET FRIENDLY

Property features AI

Finance

• Other: Has view
• HOA & community: Homeowners association with Property Management; Monthly association fee of $675

Exterior

• Parking: 3 total parking spaces (all open)
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (public) water connected
• Home design: Mobile home; Built and currently standing; Faces south; Residential use
• Construction: Built/standing construction status
• Exterior features: Open porch; Corner lot; Partially fenced; Mountain view; Flat terrain

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Full windows; No basement; 9 total rooms
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#115 in UT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F.
• Box Elder District (town): math 41% / reading 42% proficiency, ranked #38 of 80 in UT (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Box Elder High (math 29% / reading 50%, grade F, #65 of 171 statewide, top 39%, 1,583 students, 23% FRL).
• Market conditions: 328 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 461 units permitted in Box Elder County in 2024 (62 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $342 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Box Elder County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,015 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-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. 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: 3.30% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.75%
• DSCR: 2.06
• GRM: 2.5

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: 17.5%
• Equity multiple: 1.71×
• Total profit: $9,891
• Equity at exit: $7,381

10-year hold

• IRR: 26.4%
• Equity multiple: 3.37×
• Total profit: $32,897
• Equity at exit: $4,280

Cash invested: $13,860 (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 84302

• Active inventory: 328
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$260
• Tax est. 1.5%: −$62 /mo · $742/yr
• Insurance: −$21
• HOA: −$675
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $274

Break-even live

Break-even rent $1,287

Max offer price $49,500

Occupancy floor 78%

Sensitivity live

Price	-10% $309	-5% $291	+0% $274	+5% $257	+10% $240
Rent	-10% $145	-5% $210	+0% $274	+5% $339	+10% $403
Rate	-1.0pp $299	-0.5pp $287	base $274	+0.5pp $262	+1.0pp $248

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1040 N 450 W Apt B Brigham City, UT	2.0	1.0	1200	$1,450	$1.21	24d	1	0.83mi
281 W 1150 N Brigham City, UT	3.0	2.5	1375	$1,695	$1.23	24d	1	0.86mi
285 W 1150 N Brigham City, UT	3.0	2.5	1393	$1,850	$1.33	24d	1	0.86mi
800 E 100 S Unit 4 Brigham City, UT	2.0	2.0	1076	$1,450	$1.35	24d	1	1.12mi

HOA detail

• Monthly dues: $675 · $8,100/yr

Listing history 15 events

1. 2026-06-18
   days on market $49,500 Active 42 DOM
2. 2026-06-17
   days on market $49,500 Active 41 DOM
3. 2026-06-16
   days on market $49,500 Active 40 DOM
4. 2026-06-15
   days on market $49,500 Active 39 DOM
5. 2026-06-14
   days on market $49,500 Active 37 DOM
6. 2026-06-10
   days on market $49,500 Active 34 DOM
7. 2026-06-09
   days on market $49,500 Active 33 DOM
8. 2026-06-08
   days on market $49,500 Active 32 DOM
9. 2026-06-07
   days on market $49,500 Active 31 DOM
10. 2026-06-03
    days on market $49,500 Active 27 DOM
11. 2026-06-02
    days on market $49,500 Active 26 DOM
12. 2026-06-01
    days on market $49,500 Active 25 DOM
13. 2026-05-31
    days on market $49,500 Active 24 DOM
14. 2026-05-31
    days on market $49,500 Active 23 DOM
15. 2026-05-07
    listed $49,500 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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 9 d/yr ≥86°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,617
• − Mortgage interest: −$2,773
• − Property taxes: −$742
• − Insurance: −$248
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − HOA: −$8,100
• − Depreciation: −$1,440
• Taxable income: $3,175
• Est. tax owed @ 24.0%: −$762
• After-tax cash flow: $2,530/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Focus on exterior siding, interior paneling, and landscaping to enhance curb appeal and property value.

Repairs flagged

• Major exterior siding — Significant peeling
• Major interior paneling — Worn and peeling
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Resale paint exterior — Enhances curb appeal
• Resale paint interior — Improves interior appearance
• Both landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant peeling	Major	$15,000–50,000
interior paneling · Worn and peeling	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale paint exterior — Enhances curb appeal ↑
• Resale paint interior — Improves interior appearance ↑
• Both landscaping — Enhances curb appeal and property value ↑

ⓘ 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: Box Elder District
• NCES district ID: 4900090
• Math proficiency: 41% ▼ -4.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $55,796
• Composite: 36.3/100
• National rank: #4698
• State rank: #38 of 80 in UT

Livability — Brigham City

• Score: 68/100
• State rank: #115
• US rank: #9530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brigham City, UT
• Population (ZIP): 26,711

Population outlook (Box Elder County) Hauer SSP2

• Today (2025): 55,528 people
• By 2030: 56,848 · +2.4%
• By 2040: 58,697 · +5.7%
• By 2050: 59,164 · +6.5%
• By 2075: 55,699 · +0.3%
• By 2100: 45,932 · -17.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Italian 5% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Box Elder

• 2024 margin: Solid R (+60.8) · D 18.2% · R 79.0% · Other 2.7%
• 2008→2024 swing: +1.7pp toward D · 2008: -62.5pp · 2024: -60.8pp
• All cycles: 2024: R+60.8 2020: R+63.2 2016: R+51.4 2012: R+78.2 2008: R+62.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -256.79%
• Current HPI: 259.4008
• 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

1 event — show timeline

• 2026-05-07 Listed $49,500 WFRMLS