222 N 1200 W #53 · Orem, UT 84057

$85,000

3 bd · 1.5 ba · 1,618 sqft · Manufactured · 90 Days on market

Built 1974 2,613 sqft lot $750/mo HOA · 39% 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 +25.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this inviting and well cared for home that combines comfort, charm, and thoughtful updates throughout. From the moment you arrive, you'll notice the attractive curb appeal and welcoming feel that makes this property stand out. Inside, you'll find a bright and functional layout with updated finishes, a stylish kitchen, and an open flow into the dining and living areas perfect for everyday living and entertaining. Several doors have been replaced, adding a refreshed touch and showcasing pride of ownership. Enjoy year round comfort with central A/C, plus the added convenience of a washer and dryer included in the sale. This is a home that feels good the moment you walk in come see i

Key facts

• 2,613 sq ft lot
• 2 parking spots
• Built 1974

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $750; HOA covers sewer, trash and water; Community clubhouse and playground; Subdivision: VILLAGE GREEN

Exterior

• Parking: Uncovered open parking (2 spaces)
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Water connected (culinary and irrigation)
• Home design: Mobile home; Built/standing; Residential use; Above-grade finished area approximately 1618
• Construction: Asphalt roof; Built/standing construction
• Exterior features: Covered deck; Asphalt roof

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 partial/half bathroom
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Carpet and tile flooring; Deck (covered)
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#10 in UT, #389 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Alpine District (suburban): math 45% / reading 50% proficiency, ranked #25 of 80 in UT (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Cascade School (math 53% / reading 59%, grade C+, #88 of 585 statewide, top 16%, 767 students, 26% FRL); Canyon View Jr High (math 41% / reading 47%, grade D, #48 of 138 statewide, top 36%, 1,112 students, 32% FRL); Mountain View High (math 15% / reading 40%, grade F, #130 of 171 statewide, top 76%, 1,508 students, 33% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 143 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,326 units permitted in Utah County in 2024 (1,053 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Utah County population projected at +49% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.27% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.43%
• DSCR: 1.42
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $2,427
• Equity at exit: $12,674

10-year hold

• IRR: 15.6%
• Equity multiple: 2.50×
• Total profit: $35,655
• Equity at exit: $7,349

Cash invested: $23,800 (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 84057

• Rents YoY: 4.9%
• Active inventory: 143
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$750
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $187

Break-even live

Break-even rent $1,693

Max offer price $85,000

Occupancy floor 85%

Sensitivity live

Price	-10% $246	-5% $216	+0% $187	+5% $158	+10% $128
Rent	-10% $35	-5% $111	+0% $187	+5% $263	+10% $339
Rate	-1.0pp $230	-0.5pp $209	base $187	+0.5pp $165	+1.0pp $143

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 N 1200 W Orem, UT	3.0	2.0	1336	$1,725	$1.29	14d	1	0.10mi
203 N 1200 W #304 Orem, UT	3.0	2.0	1740	$2,095	$1.20	14d	1	0.11mi
289 N 1030 W Orem, UT	2.0	1.0	1092	$1,395	$1.28	3d	1	0.13mi
1014 W 400 N Orem, UT	4.0	1.5	1700	$2,450	$1.44	14d	1	0.26mi
491 N 1235 W Orem, UT	4.0	3.5	2000	$2,100	$1.05	3d	1	0.31mi
444 N 950 W Orem, UT	4.0	2.0	2000	$2,400	$1.20	14d	1	0.33mi
1147 W 40 S Orem, UT	3.0	2.0	1848	$450	$0.24	24d	1	0.39mi
782 N 1570 W Orem, UT	3.0	1.5	1300	$1,500	$1.15	24d	1	0.53mi
218 N 750 East St Unit Bedroom 3 Vineyard, UT	3.0	2.0	1628	$650	$0.40	14d	1	0.66mi
216 N 750 East St Unit Bedroom 2 Vineyard, UT	3.0	2.0	1700	$600	$0.35	3d	1	0.66mi
220 N 750 East St Unit Bedroom 1 Vineyard, UT	3.0	2.0	1700	$850	$0.50	3d	1	0.66mi
220 N 750 East St #3 Vineyard, UT	3.0	2.0	1700	$2,000	$1.18	14d	1	0.66mi
220 N 750 East St Unit Bedroom 2 Vineyard, UT	3.0	2.0	1700	$650	$0.38	3d	1	0.66mi
323 N 725 E Vineyard, UT	3.0	3.0	1849	$1,995	$1.08	3d	1	0.70mi
215 N 680 E Vineyard, UT	3.0	2.0	1311	$1,725	$1.32	24d	1	0.73mi
225 N 680 E Vineyard, UT	3.0	2.0	1311	$1,725	$1.32	24d	1	0.73mi
305 N 680 E Vineyard, UT	4.0	3.0	1600	$2,300	$1.44	24d	1	0.78mi
648 E 380 N Vineyard, UT	3.0	3.0	1828	$1,850	$1.01	3d	1	0.80mi
651 E 180 N Unit 312 Vineyard, UT	3.0	2.0	1299	$1,785	$1.37	24d	1	0.81mi
631 E 180 N Unit 301 Vineyard, UT	3.0	2.0	1299	$1,785	$1.37	24d	1	0.83mi
125 N Mill Rd Vineyard, UT	1.0–3.0	1.0–2.0	933	$1,671	$1.79	14d	10	0.84mi
125 N Mill Rd Vineyard, UT	1.0–3.0	1.0–2.0	933	$1,671	$1.79	3d	10	0.84mi
624 E 300 N Vineyard, UT	3.0	2.0	1323	$1,785	$1.35	24d	1	0.84mi
623 E 250 N Unit 301 Vineyard, UT	3.0	2.0	1324	$1,920	$1.45	24d	1	0.84mi
534 E 300 North St Unit 212 Vineyard, UT	3.0	2.0	1299	$1,785	$1.37	24d	1	0.85mi
615 E 180 N Unit 312 Vineyard, UT	3.0	2.0	1299	$1,785	$1.37	24d	1	0.86mi
263 N 590 E Unit 312 Vineyard, UT	3.0	2.0	1299	$1,785	$1.37	24d	1	0.89mi
283 N 590 E Unit 301 Vineyard, UT	3.0	2.0	1299	$1,920	$1.48	24d	1	0.89mi
573 E 210 N Unit 312 Vineyard, UT	3.0	2.0	1299	$1,785	$1.37	24d	1	0.91mi
952 W 965 N #215 Orem, UT	3.0	2.0	1313	$1,890	$1.44	3d	1	0.93mi
355 N Mill Rd Vineyard, UT	1.0–3.0	1.0–2.0	1024	$1,825	$1.78	3d	26	0.94mi
262 N 540 E Unit 201 Vineyard, UT	3.0	2.0	1299	$1,785	$1.37	24d	1	0.95mi
1018 N 985 W #510 Orem, UT	3.0	2.0	1442	$1,700	$1.18	3d	1	0.96mi
1018 N 985 W #508 Orem, UT	3.0	2.0	1314	$1,925	$1.46	3d	1	0.97mi
1030 N 995 W #913 Orem, UT	3.0	2.0	1442	$1,850	$1.28	3d	1	0.99mi
656 N 400 West St Orem, UT	3.0	1.5	1625	$1,575	$0.97	21d	1	1.07mi
177 N 410 E Vineyard, UT	3.0	2.0	1550	$2,700	$1.74	24d	1	1.10mi
263 W 270 N Unit 263 Orem, UT	4.0	2.0	1856	$1,895	$1.02	24d	1	1.12mi
1953 W 140 S Vineyard, UT	4.0	2.0	1880	$2,450	$1.30	14d	1	1.14mi
505 N 360 W Unit J301 Orem, UT	3.0	2.0	1272	$1,800	$1.42	24d	1	1.22mi

HOA detail

• Monthly dues: $750 · $9,000/yr

Listing history 33 events

1. 2026-06-18
   days on market $85,000 Active 90 DOM
2. 2026-06-17
   days on market $85,000 Active 89 DOM
3. 2026-06-16
   days on market $85,000 Active 88 DOM
4. 2026-06-15
   days on market $85,000 Active 87 DOM
5. 2026-06-14
   days on market $85,000 Active 85 DOM
6. 2026-06-13
   days on market $85,000 Active 84 DOM
7. 2026-06-10
   days on market $85,000 Active 82 DOM
8. 2026-06-09
   days on market $85,000 Active 81 DOM
9. 2026-06-08
   days on market $85,000 Active 80 DOM
10. 2026-06-07
    days on market $85,000 Active 79 DOM
11. 2026-06-03
    days on market $85,000 Active 75 DOM
12. 2026-06-03
    days on market $85,000 Active 74 DOM
13. 2026-06-01
    days on market $85,000 Active 73 DOM
14. 2026-05-31
    days on market $85,000 Active 72 DOM
15. 2026-05-31
    days on market $85,000 Active 71 DOM
16. 2026-05-03
    price $85,000
17. 2026-03-20
    listed $90,000 Active
18. 2025-10-19
    historical
19. 2025-08-21
    status Active
20. 2025-08-19
    historical
21. 2025-08-09
    price $88,900
22. 2025-06-06
    price $89,900
23. 2025-03-28
    price $99,000
24. 2025-03-27
    status Active
25. 2025-03-26
    historical
26. 2024-11-16
    price $109,000
27. 2024-10-18
    listed $110,000 Active
28. 2024-07-06
    historical
29. 2024-07-03
    price $105,000
30. 2024-07-03
    price $100,000
31. 2024-05-29
    listed $110,000 Active
32. 2015-02-20
    historical
33. 2015-01-22
    listed $29,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,156
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − HOA: −$9,000
• − Depreciation: −$2,473
• Taxable income: $1,517
• Est. tax owed @ 24.0%: −$364
• After-tax cash flow: $1,880/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: Alpine District
• NCES district ID: 4900030
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $68,595
• Composite: 42.48/100
• National rank: #3213
• State rank: #25 of 80 in UT

Livability — Orem

• Score: 86/100
• State rank: #10
• US rank: #389

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: Orem, UT
• County: Utah County · 661,754 people
• City population: 94,197
• Metro: Provo-Orem, UT
• Population (ZIP): 36,881
• Household income: $82,780
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 676.0

Population outlook (Utah County) Hauer SSP2

• Today (2025): 693,420 people
• By 2030: 757,324 · +9.2%
• By 2040: 893,178 · +28.8%
• By 2050: 1,035,842 · +49.4%
• By 2075: 1,376,733 · +98.5%
• By 2100: 1,609,388 · +132.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 25% Two or more races 13% Asian 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 17% Salvadoran 1%
• Common ancestry: Italian 5% Slovak 4% Portuguese 2%
• Foreign-born: 13% · Canada, Dominican Republic, China
• Languages at home: 75% English-only · Spanish 19% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Utah

• 2024 margin: Solid R (+39.8) · D 28.5% · R 68.3% · Other 3.2%
• 2008→2024 swing: +19.1pp toward D · 2008: -58.9pp · 2024: -39.8pp
• All cycles: 2024: R+39.8 2020: R+41.0 2016: R+37.3 2012: R+78.5 2008: R+58.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -365.90%
• Current HPI: 319.4849
• Rent YoY: ▲ 4.92%
• Metro: Provo-Orem, 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

+193.1% since first listed

18 events — show timeline

• 2026-05-03 Price Changed $85,000 WFRMLS
• 2026-03-20 Listed $90,000 WFRMLS
• 2025-10-19 Listing Removed — WFRMLS
• 2025-08-21 Relisted — WFRMLS
• 2025-08-19 Listing Removed — WFRMLS
• 2025-08-09 Price Changed $88,900 WFRMLS
• 2025-06-06 Price Changed $89,900 WFRMLS
• 2025-03-28 Price Changed $99,000 WFRMLS
• 2025-03-27 Relisted — WFRMLS
• 2025-03-26 Listing Removed — WFRMLS
• 2024-11-16 Price Changed $109,000 WFRMLS
• 2024-10-18 Listed $110,000 WFRMLS
• 2024-07-06 Listing Removed — WFRMLS
• 2024-07-03 Price Changed $105,000 WFRMLS
• 2024-07-03 Price Changed $100,000 WFRMLS
• 2024-05-29 Listed $110,000 WFRMLS
• 2015-02-20 Listing Removed — WFRMLS
• 2015-01-22 Listed $29,000 WFRMLS