1060 S Main St #36 · Brigham City, UT 84302

$55,999

3 bd · 2.0 ba · 840 sqft · Manufactured · 182 Days on market

Built 2020 435 sqft lot $700/mo HOA · 48% of rent ↓ 38% since listing

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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 +18.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Centrally located
• Built 2020
• Listed 182 days

Tags

• CENTRALLY LOCATED

Property features AI

Finance

• HOA & community: Homeowners association with a $700 monthly fee

Exterior

• Utilities: Electricity connected
• Home design: Mobile home; Built and currently standing; Approximately 840 above-grade finished area
• Construction: Constructed and standing (mobile construction)
• Exterior features: Lot is approximately 0.01 acres

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Total of 8 rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $56k.

Deal economics

• At list price, monthly cash flow is $54 ($653/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $49k (12.0% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $387 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $14k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,279 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 2.58% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.19
• GRM: 3.2

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-5,159
• Equity at exit: $8,350

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $1,804
• Equity at exit: $4,842

Cash invested: $15,680 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,445 medium
• Mortgage (P&I): −$294
• Tax est. 1.5%: −$70 /mo · $840/yr
• Insurance: −$23
• HOA: −$700
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $54

Break-even live

Break-even rent $1,376

Max offer price $55,999

Occupancy floor 91%

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
747 S Main St Brigham City, UT	1.0–2.0	1.0–2.0	860	$1,600	$1.86	23d	4	0.49mi
295 E 800 S Unit B405 Brigham City, UT	2.0	1.0	947	$1,250	$1.32	23d	1	0.56mi
800 E 100 S Unit 4 Brigham City, UT	2.0	2.0	1076	$1,450	$1.35	23d	1	1.44mi

HOA detail

• Monthly dues: $700 · $8,400/yr

Listing history 19 events

1. 2026-06-15
   days on market $55,999 Active 182 DOM
2. 2026-06-14
   days on market $55,999 Active 180 DOM
3. 2026-06-10
   days on market $55,999 Active 177 DOM
4. 2026-06-09
   days on market $55,999 Active 176 DOM
5. 2026-06-08
   days on market $55,999 Active 175 DOM
6. 2026-06-07
   days on market $55,999 Active 174 DOM
7. 2026-06-03
   days on market $55,999 Active 170 DOM
8. 2026-06-02
   days on market $55,999 Active 169 DOM
9. 2026-06-01
   days on market $55,999 Active 168 DOM
10. 2026-05-31
    days on market $55,999 Active 167 DOM
11. 2026-05-31
    days on market $55,999 Active 166 DOM
12. 2026-05-11
    price $55,999
13. 2026-04-06
    price $61,999
14. 2026-03-05
    price $66,999
15. 2026-02-25
    price $64,999
16. 2025-12-15
    listed $70,000 Active
17. 2023-07-12
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2023-05-28
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2023-05-03
    listed $90,000 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 6/10 Major FEMA zone X · 97% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,337
• − Mortgage interest: −$3,137
• − Property taxes: −$840
• − Insurance: −$280
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − HOA: −$8,400
• − Depreciation: −$1,629
• Taxable income: $278
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $586/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: 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

-37.8% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $55,999 WFRMLS
• 2026-04-06 Price Changed $61,999 WFRMLS
• 2026-03-05 Price Changed $66,999 WFRMLS
• 2026-02-25 Price Changed $64,999 WFRMLS
• 2025-12-15 Listed $70,000 WFRMLS
• 2023-07-12 Sold (MLS) — WFRMLS
• 2023-05-28 Pending — WFRMLS
• 2023-05-03 Listed $90,000 WFRMLS