1716 N 150 E · Tooele, UT 84074

$95,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 41 Days on market

Built 2006 435 sqft lot $860/mo HOA · 41% of rent

---

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 +21.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Recent updates
• Soaking tub
• Private full bath

Tags

• PRIVATE FULL BATH
• SOAKING TUB
• RECENT UPDATES

Property features AI

Finance

• Other: Subdivision: OVERPASS POINT; Property used as residential
• HOA & community: Homeowners association with monthly fee; Association fee $860 per month; Pets permitted (pet rules apply)

Exterior

• Parking: 2 total parking spaces (2 open)
• Utilities: Public sewer; Culinary water
• Home design: Manufactured home; Built and currently standing
• Construction: Aluminum exterior; Asphalt roof; Ramp for accessibility
• Exterior features: Outbuildings; Landscaping: full

Interior

• Kitchen: Free-standing range/oven; Garbage disposal
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas central); Central air conditioning
• Interior features: Separate tub and shower in bath; Garbage disposal; Free-standing range/oven; Blinds on windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#52 in UT, #3,142 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: amenities F.
• Tooele District (town): math 32% / reading 34% proficiency, ranked #62 of 80 in UT (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Copper Canyon School (math 22% / reading 22%, grade F, #509 of 585 statewide, top 88%, 468 students, 33% FRL); Clarke N. Johnsen Jr High (math 40% / reading 41%, grade F, #69 of 138 statewide, top 51%, 892 students, 45% FRL); Tooele High (math 23% / reading 37%, grade F, #119 of 171 statewide, top 71%, 1,768 students, 25% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 579 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 867 units permitted in Tooele County in 2024 (87 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tooele County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 41% of rent.
• Climate carrying-cost: major flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.20% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-7,336
• Equity at exit: $14,165

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $2,813
• Equity at exit: $8,214

Cash invested: $26,600 (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 84074

• Rents YoY: 2.5%
• Active inventory: 579
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$860
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $133

Break-even live

Break-even rent $1,920

Max offer price $95,000

Occupancy floor 89%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1731 Copper Canyon Dr Tooele, UT	3.0	2.0	1399	$1,985	$1.42	14d	1	0.21mi
1908 N Patchwork Ave Tooele, UT	4.0	2.5	1400	$2,230	$1.59	20d	1	0.25mi
1942 N 20 W Tooele, UT	3.0	1.5	1298	$1,850	$1.43	23d	1	0.53mi
742 N 100 E Tooele, UT	1.0–3.0	1.0–2.0	892	$1,578	$1.77	23d	2	1.13mi
739 N 160 E Unit A Tooele, UT	3.0	2.0	1368	$1,750	$1.28	23d	1	1.15mi
135 E 730 N Unit 1 Tooele, UT	3.0	2.0	1368	$2,150	$1.57	4d	1	1.17mi
728 N 160 E Tooele, UT	3.0	2.0	1396	$1,800	$1.29	21d	1	1.17mi
116 E 730 N Unit 1 Tooele, UT	3.0	2.0	1368	$1,800	$1.32	23d	1	1.20mi
71 W 740 N Tooele, UT	3.0	2.0	1479	$2,200	$1.49	20d	1	1.22mi
1241 N Lexington Greens Dr Tooele, UT	1.0–3.0	1.0–2.0	1006	$1,799	$1.79	3d	40	1.23mi

HOA detail

• Monthly dues: $860 · $10,320/yr

Listing history 15 events

1. 2026-06-09
   days on market $95,000 Active 41 DOM
2. 2026-06-08
   days on market $95,000 Active 40 DOM
3. 2026-06-07
   days on market $95,000 Active 39 DOM
4. 2026-06-03
   days on market $95,000 Active 35 DOM
5. 2026-06-02
   days on market $95,000 Active 34 DOM
6. 2026-06-01
   days on market $95,000 Active 33 DOM
7. 2026-05-31
   days on market $95,000 Active 32 DOM
8. 2026-05-19
   price $95,000
9. 2026-04-29
   listed $99,500 Active
10. 2025-09-22
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

11. 2025-09-12
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

12. 2025-08-01
    price $109,900 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

13. 2025-06-20
    listed $120,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

14. 2009-03-25
    soldstatus 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

15. 2009-01-06
    listed $29,999 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 (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 2 d/yr ≥92°F today · 6 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,059
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − HOA: −$10,320
• − Depreciation: −$2,764
• Taxable income: $744
• Est. tax owed @ 24.0%: −$179
• After-tax cash flow: $1,419/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: Tooele District
• NCES district ID: 4901050
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $63,054
• Composite: 29.94/100
• National rank: #6379
• State rank: #62 of 80 in UT

Livability — Tooele

• Score: 77/100
• State rank: #52
• US rank: #3142

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tooele, UT
• County: Tooele County · 59,706 people
• City population: 59,706
• Metro: Salt Lake City, UT
• Population (ZIP): 59,706
• Household income: $108,341
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 355.0

Population outlook (Tooele County) Hauer SSP2

• Today (2025): 73,901 people
• By 2030: 79,080 · +7.0%
• By 2040: 89,127 · +20.6%
• By 2050: 98,460 · +33.2%
• By 2075: 115,767 · +56.7%
• By 2100: 122,453 · +65.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 14% Two or more races 9% Pacific Islander 1% Black 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 5% Slovak 4% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Tooele

• 2024 margin: Solid R (+41.0) · D 28.1% · R 69.1% · Other 2.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -29.8pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+38.3 2016: R+30.0 2012: R+51.4 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.55%
• Current HPI: 244.981
• Rent YoY: ▲ 2.53%
• 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

+216.7% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $95,000 WFRMLS
• 2026-04-29 Listed $99,500 WFRMLS
• 2025-09-22 Sold (MLS) — WFRMLS
• 2025-09-12 Pending — WFRMLS
• 2025-08-01 Price Changed $109,900 WFRMLS
• 2025-06-20 Listed $120,000 WFRMLS
• 2009-03-25 Sold (MLS) — WFRMLS
• 2009-01-06 Listed $29,999 WFRMLS