3760 S Gold Ridge Dr W #82 · Magna, UT 84044

$45,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 26 Days on market

Built 2004 Fair condition 435 sqft lot $1090/mo HOA · 54% 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Home needs work. Excellent location close to parks and schools. Has a couple of fruit trees and beautiful rose bushes. Buyer must be approved by Park Management. Square footage figures are provided as a courtesy estimate only and were obtained from _______Seller_______ . Buyer is advised to obtain an independent measurement.

Key facts

• Close to parks
• Close to schools
• Rose bushes

Tags

• EXCELLENT LOCATION
• CLOSE TO PARKS
• CLOSE TO SCHOOLS
• FRUIT TREES
• ROSE BUSHES

Property features AI

Finance

• HOA & community: Community clubhouse; Subdivision: SUNSET VISTA PARK

Exterior

• Parking: 3 uncovered parking spaces (open parking)
• Utilities: Natural gas available; Electricity available; Sewer connected; Culinary water connected
• Home design: Manufactured home; Built and currently standing
• Construction: Manufactured construction
• Exterior features: Covered deck; Fruit trees on the property; Lot approximately 0.01 acres

Interior

• Kitchen: Refrigerator; Gas range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Gas range; Slab foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (1.5% 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: Elk Run Elementary (math 19% / reading 22%, grade F, #518 of 585 statewide, top 89%, 629 students, 55% FRL); Cyprus High (math 11% / reading 33%, grade F, #150 of 171 statewide, top 88%, 2,709 students, 47% FRL).
• Market conditions: 207 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $311 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 54% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 4.45% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.16%
• DSCR: 1.76
• GRM: 1.9

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: 9.7%
• Equity multiple: 1.39×
• Total profit: $4,886
• Equity at exit: $6,710

10-year hold

• IRR: 19.7%
• Equity multiple: 2.74×
• Total profit: $21,879
• Equity at exit: $3,891

Cash invested: $12,600 (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: 207
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$1,090
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $180

Break-even live

Break-even rent $1,773

Max offer price $45,000

Occupancy floor 86%

Sensitivity live

Price	-10% $211	-5% $196	+0% $180	+5% $165	+10% $149
Rent	-10% $22	-5% $101	+0% $180	+5% $259	+10% $338
Rate	-1.0pp $203	-0.5pp $192	base $180	+0.5pp $169	+1.0pp $157

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8468 W Meadow Bank Way Magna, UT	3.0	2.0	1337	$2,280	$1.71	5d	1	0.18mi
8525 W Elk Mountain Rd Magna, UT	2.0–3.0	1.5–2.0	1075	$1,739	$1.62	14d	2	0.25mi
8548 W Henderson Way Magna, UT	1.0–3.0	1.0–2.0	983	$2,129	$2.17	2d	25	0.31mi
8279 Arbor Park Dr Magna, UT	1.0–3.0	1.0–2.0	849	$2,094	$2.46	2d	7	0.35mi
4032 S Dry Hollow Ln Magna, UT	3.0–4.0	2.0–2.5	1462	$1,949	$1.33	2d	15	0.46mi
3544 S Kingsburg Cv Magna, UT	2.0	1.0	885	$1,490	$1.68	14d	1	0.53mi
8061 W Copperfield Pl #32 Magna, UT	3.0	2.0	1005	$1,650	$1.64	5d	1	0.74mi
3700 Jefferson Cir Unit B Magna, UT	2.0	1.0	1000	$1,300	$1.30	24d	1	1.20mi
2679 S Melville Dr Magna, UT	2.0	1.0	795	$1,598	$2.01	17d	1	1.50mi

HOA detail

• Monthly dues: $1,090 · $13,080/yr

Listing history 14 events

1. 2026-06-18
   days on market $45,000 Active 26 DOM
2. 2026-06-17
   days on market $45,000 Active 25 DOM
3. 2026-06-16
   days on market $45,000 Active 24 DOM
4. 2026-06-15
   days on market $45,000 Active 23 DOM
5. 2026-06-13
   days on market $45,000 Active 21 DOM
6. 2026-06-10
   price $45,000 Active 17 DOM
7. 2026-06-09
   days on market $59,900 Active 17 DOM
8. 2026-06-08
   days on market $59,900 Active 16 DOM
9. 2026-06-07
   days on market $59,900 Active 15 DOM
10. 2026-06-03
    days on market $59,900 Active 11 DOM
11. 2026-06-02
    days on market $59,900 Active 10 DOM
12. 2026-06-01
    days on market $59,900 Active 9 DOM
13. 2026-05-31
    days on market $59,900 Active 8 DOM
14. 2026-05-24
    listed $59,900 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: $24,018
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − HOA: −$13,080
• − Depreciation: −$1,309
• Taxable income: $2,366
• Est. tax owed @ 24.0%: −$568
• After-tax cash flow: $1,595/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 · 29 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated
• Moderate Bathroom fixtures — Worn and dated
• Moderate Exterior siding — Weathered

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpeted flooring — New flooring improves comfort and value
• Both Update kitchen cabinets and countertops — Modern kitchen enhances functionality and value
• Both Update bathroom fixtures and tubs — Fresh bathrooms improve functionality and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated	Moderate	$3,000–15,000
Bathroom fixtures · Worn and dated	Moderate	$3,000–15,000
Exterior siding · Weathered	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpeted flooring — New flooring improves comfort and value ↑
• Both Update kitchen cabinets and countertops — Modern kitchen enhances functionality and value ↑
• Both Update bathroom fixtures and tubs — Fresh bathrooms improve functionality and 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: 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

1 event — show timeline

• 2026-05-24 Listed $59,900 WFRMLS