150 W 7500 S #29 · Midvale, UT 84047

$134,000

3 bd · 2.0 ba · 1,320 sqft · Manufactured · 110 Days on market

Built 2005 435 sqft lot $615/mo HOA · 31% of rent ↓ 4% 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).

• Cash flow +13.7/30.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• New carpet
• New water heater
• New interior paint

Tags

• NEW ROOF
• NEW WATER HEATER
• NEW INTERIOR PAINT
• NEW CARPET
• BRAND-NEW APPLIANCES

Property features AI

Finance

• Other: Zoned for single-family; Zoning description: TOD
• HOA & community: Homeowners association with a monthly fee of $615; HOA covers sewer, trash and water; Association provides snow removal; Listed as a senior community; Subdivision: APPLEWOOD

Exterior

• Parking: Three total parking spaces; One covered/carport space; Two open/uncovered parking spaces; Has carport; Has open parking
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water connected
• Home design: Mobile home; Built/standing condition; Faces west; Residential use
• Construction: Clapboard/Masonite exterior; Asphalt roof; Built/standing construction status
• Exterior features: Covered patio; Double-pane windows; Exterior lighting; Partially fenced yard; Paved road access; Secluded yard; Automatic full sprinkler system; Full landscaping; Flat terrain

Interior

• Kitchen: Free-standing range/oven; Refrigerator; Garbage disposal
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning; Has heating and cooling
• Interior features: Primary bathroom; Walk-in closet; Garbage disposal; Free-standing range/oven; Full windows; Window coverings
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $134k.

Deal economics

• At list price, monthly cash flow is $11 ($128/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $122k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#35 in UT, #1,704 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Canyons District (suburban): math 49% / reading 53% proficiency, ranked #12 of 80 in UT (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Midvale School (math 17% / reading 17%, grade F, #542 of 585 statewide, top 93%, 722 students, 99% FRL); Midvale Middle (math 24% / reading 28%, grade F, #119 of 138 statewide, top 87%, 907 students, 98% FRL); Hillcrest High (math 23% / reading 50%, grade F, #86 of 171 statewide, top 52%, 2,296 students, 37% FRL) — zoned schools average 78% FRL vs 27% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 51% district-wide (-24 pts) — the specific schools serving this property underperform the Canyons District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.3%/yr); 206 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 31% of the median local income ($76k/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 $926 of loan paydown is wiped out by about $4k 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 110 days — a 9% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $121,940 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.47% ✓
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.30×
• Total profit: $-26,383
• Equity at exit: $19,980

10-year hold

• IRR: -35.7%
• Equity multiple: -0.14×
• Total profit: $-42,689
• Equity at exit: $11,586

Cash invested: $37,520 (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 84047

• Rents YoY: -0.3%
• Active inventory: 206
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,964 high
• Mortgage (P&I): −$703
• Tax est. 1.5%: −$168 /mo · $2,010/yr
• Insurance: −$56
• HOA: −$615
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $11

Break-even live

Break-even rent $1,951

Max offer price $134,000

Occupancy floor 94%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7309 S 180 W Midvale, UT	2.0–3.0	2.5–3.0	1311	$3,440	$2.62	1d	25	0.15mi
7400 S State St Midvale, UT	1.0–3.0	1.0–2.0	876	$2,315	$2.64	1d	36	0.24mi
7525 S Birch St Midvale, UT	2.0	1.0	1200	$1,600	$1.33	4d	1	0.24mi
7531 S Birch St Midvale, UT	2.0	1.0	1700	$1,600	$0.94	3d	1	0.25mi
7304 S 300 W Midvale, UT	1.0–2.0	1.0–2.0	807	$1,640	$2.03	2d	16	0.31mi
7690 S Center Sq Midvale, UT	1.0–2.0	1.0–2.0	837	$1,640	$1.96	23d	1	0.32mi
184 W Center St Midvale, UT	2.0	1.0	1000	$1,100	$1.10	21d	1	0.33mi
154 W Center St Unit 1 Midvale, UT	2.0	1.0	950	$1,375	$1.45	4d	1	0.33mi
7669 Birch St Midvale, UT	4.0	2.0	1441	$2,150	$1.49	23d	1	0.35mi
7669 Birch St Midvale, UT	4.0	2.0	1441	$2,150	$1.49	14d	1	0.35mi
80 E 7800 S Midvale, UT	2.0	1.0–2.0	730	$2,029	$2.78	2d	39	0.67mi
7211 Ramanee Dr Unit B Midvale, UT	2.0	1.0	1000	$1,295	$1.29	23d	1	0.68mi
7487 S Main St Midvale, UT	1.0–2.0	1.0–2.0	813	$1,800	$2.21	23d	2	0.69mi
135 W Plumtree Ln Unit 22H Midvale, UT	2.0	2.0	976	$1,513	$1.55	23d	1	0.71mi
135 W Plumtree Ln Unit 9E Midvale, UT	3.0	2.0	1108	$1,668	$1.51	23d	1	0.71mi
135 W Plumtree Ln Unit 2F Midvale, UT	2.0	2.0	976	$1,488	$1.52	23d	1	0.71mi
135 W Plumtree Ln Unit 6H Midvale, UT	2.0	2.0	976	$1,558	$1.60	23d	1	0.71mi
135 W Plumtree Ln Midvale, UT	1.0–3.0	1.0–2.0	1007	$1,738	$1.73	1d	47	0.71mi
135 W Plumtree Ln Unit 1D Midvale, UT	2.0	2.0	976	$1,503	$1.54	23d	1	0.71mi
7923 S 700 W Midvale, UT	2.0	1.0	900	$1,195	$1.33	23d	1	0.72mi
759 W Center St Midvale, UT	2.0–3.0	1.0	861	$1,250	$1.45	23d	2	0.87mi
8157 S Coolidge St Midvale, UT	3.0	2.0	1466	$1,950	$1.33	4d	1	0.88mi
8166 S Monroe St Midvale, UT	2.0	1.0	1133	$1,395	$1.23	4d	1	0.89mi
7533 S Vinci Pl Midvale, UT	3.0	4.0	1698	$2,295	$1.35	14d	1	0.90mi
7497 Siena Vista Ln Midvale, UT	1.0–3.0	1.0–2.0	1037	$1,808	$1.74	2d	11	0.91mi
7680 S 375 E Midvale, UT	3.0	2.0	1500	$2,500	$1.67	4d	1	0.92mi
8018 S Main St Midvale, UT	1.0–2.0	1.0–2.0	753	$1,599	$2.12	1d	2	1.02mi
834 Lennox St Midvale, UT	3.0	2.5	1305	$2,190	$1.68	21d	1	1.02mi
104 E Resaca Dr Unit E2 Sandy, UT	3.0	2.0	1247	$1,850	$1.48	4d	1	1.08mi
8255 Ivy Dr Midvale, UT	2.0	1.5	1150	$1,700	$1.48	23d	1	1.10mi
7661 S 520 E Midvale, UT	4.0	2.0	1870	$2,375	$1.27	4d	1	1.12mi
8287 Ivy Dr Unit 8281 Midvale, UT	2.0	1.0	900	$1,135	$1.26	14d	1	1.15mi
6941 S Village River Ln Midvale, UT	3.0	2.0	1237	$1,888	$1.53	16d	2	1.16mi
7701 Navarro View Ct Midvale, UT	3.0	3.0	1675	$3,000	$1.79	12d	1	1.19mi
999 W Village River Ln Unit B10 Midvale, UT	3.0	2.0	1075	$1,800	$1.67	23d	1	1.21mi
999 W Village River Ln Unit B8 Midvale, UT	3.0	2.0	1215	$1,995	$1.64	3d	1	1.21mi
954 W Village Bend Ln Midvale, UT	3.0	2.5	1500	$2,450	$1.63	17d	1	1.21mi
230 W Foxbridge Dr Midvale, UT	2.0	1.5	1084	$1,397	$1.29	3d	1	1.21mi
220 W Foxbridge Dr Midvale, UT	2.0	1.5	1084	$1,450	$1.34	4d	1	1.22mi
228 W Foxbridge Dr Midvale, UT	2.0	1.5	1084	$1,450	$1.34	23d	1	1.22mi

HOA detail

• Monthly dues: $615 · $7,380/yr

Listing history 18 events

1. 2026-06-18
   days on market $134,000 Active 110 DOM
2. 2026-06-17
   days on market $134,000 Active 109 DOM
3. 2026-06-16
   days on market $134,000 Active 108 DOM
4. 2026-06-15
   days on market $134,000 Active 107 DOM
5. 2026-06-13
   days on market $134,000 Active 105 DOM
6. 2026-06-09
   days on market $134,000 Active 101 DOM
7. 2026-06-08
   days on market $134,000 Active 100 DOM
8. 2026-06-07
   days on market $134,000 Active 99 DOM
9. 2026-06-05
   days on market $134,000 Active 96 DOM
10. 2026-06-03
    days on market $134,000 Active 95 DOM
11. 2026-06-02
    days on market $134,000 Active 94 DOM
12. 2026-06-01
    days on market $134,000 Active 93 DOM
13. 2026-05-31
    days on market $134,000 Active 92 DOM
14. 2026-05-12
    price $134,000
15. 2026-03-01
    listed $159,000 Active
16. 2024-12-11
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

17. 2024-11-14
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2024-11-08
    listed $140,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

ⓘ 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 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,570
• − Mortgage interest: −$7,506
• − Property taxes: −$2,010
• − Insurance: −$670
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − HOA: −$7,380
• − Depreciation: −$3,898
• Taxable loss: −$1,665
• Est. tax savings @ 24.0%: +$400
• After-tax cash flow: $528/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: Canyons District
• NCES district ID: 4900142
• Math proficiency: 49% ▼ -5.00%
• Reading proficiency: 53% ▼ -3.00%
• Median HH income: $74,107
• Composite: 45.91/100
• National rank: #2548
• State rank: #12 of 80 in UT

Livability — Midvale

• Score: 80/100
• State rank: #35
• US rank: #1704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midvale, UT
• County: Salt Lake County · 1,195,750 people
• City population: 37,411
• Metro: Salt Lake City, UT
• Population (ZIP): 37,411
• Household income: $75,954
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 2050.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 17% Two or more races 13% Asian 4% Pacific Islander 3% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 4% Slovak 4% Portuguese 2%
• Foreign-born: 13% · Canada, China
• Languages at home: 80% English-only · Spanish 10% Russian/Polish/Slavic 2% Other Asian/Pacific 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: ▼ -175.42%
• Current HPI: 313.2184
• Rent YoY: ▼ -0.30%
• 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

-4.3% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $134,000 WFRMLS
• 2026-03-01 Listed $159,000 WFRMLS
• 2024-12-11 Sold (MLS) — WFRMLS
• 2024-11-14 Pending — WFRMLS
• 2024-11-08 Listed $140,000 WFRMLS