80 400 N. 500 W · Moab, UT 84532

$60,000

2 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 94 Days on market

Built 1985 Fair condition 435 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Appreciation +3.1/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

There are no remarks available.

Key facts

• Exercise gym
• Basketball court
• Secure mail boxes

Tags

• PLAYGROUND AREA
• BASKETBALL COURT
• OUTDOOR SWIMMING POOL
• EXERCISE GYM
• SECURE MAIL BOXES
• ON SITE LAUNDRY FACILITY

Property features AI

Finance

• HOA & community: Clubhouse; Located in the Grand Oasis subdivision (park rules and application required for space rental agreement)

Exterior

• Parking: Uncovered open parking
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary water connected
• Home design: Mobile home; Built/standing condition; Pitched roof; Faces east; Residential use
• Construction: Composition exterior material
• Exterior features: Bay box windows; Covered deck; Open porch; Outbuildings; Fenced in-ground pool; Red Rock view; Road is paved; Mature trees; Single-level living accessibility

Interior

• Kitchen: Refrigerator; Range hood; Free-standing range/oven
• Bedrooms: Two main-level bedrooms; Primary bedroom on the 1st floor
• Flooring: Carpet; Linoleum
• Bathrooms: Two full bathrooms
• Heating & cooling: Central gas heating; Evaporative cooling
• Interior features: Free-standing range/oven; Blinds and drapes; Window coverings; 7 total rooms; No basement
• Laundry & utility: Washer; Dryer; Storage shed(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#89 in UT) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+, cost of living B; Watch: employment D, crime F, commute F.
• Grand District (town): math 27% / reading 31% proficiency, ranked #71 of 80 in UT (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Helen M. Knight School (math 30% / reading 28%, grade F, #444 of 585 statewide, top 77%, 732 students, 49% FRL); Grand County High (math 22% / reading 47%, grade F, #95 of 171 statewide, top 61%, 461 students, 36% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 237 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 238 units permitted in Grand County in 2024 (100 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Grand County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 16y ago; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 4.06% ✓
• Cap rate: 33.91%
• Cash-on-cash: 98.64%
• DSCR: 5.39
• GRM: 2.1

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: 99.7%
• Equity multiple: 5.66×
• Total profit: $78,347
• Equity at exit: $8,946

10-year hold

• IRR: —
• Equity multiple: 11.83×
• Total profit: $181,948
• Equity at exit: $5,188

Cash invested: $16,800 (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 84532

• Home prices YoY: -0.5%
• Active inventory: 237
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $2,435 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$203 /mo · $2,439/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $1,381

Break-even live

Break-even rent $687

Max offer price $60,000

Occupancy floor 38%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
792 W 400 N Unit 1 Moab, UT	3.0	2.5	1550	$2,500	$1.61	23d	1	0.25mi
724 Westwood Ave Moab, UT	3.0	1.0	1409	$2,200	$1.56	13d	1	0.83mi

Listing history 40 events

1. 2026-06-19
   days on market $60,000 Active 94 DOM
2. 2026-06-18
   days on market $60,000 Active 93 DOM
3. 2026-06-17
   days on market $60,000 Active 92 DOM
4. 2026-06-16
   days on market $60,000 Active 91 DOM
5. 2026-06-15
   days on market $60,000 Active 90 DOM
6. 2026-06-14
   days on market $60,000 Active 88 DOM
7. 2026-06-13
   days on market $60,000 Active 87 DOM
8. 2026-06-10
   days on market $60,000 Active 85 DOM
9. 2026-06-09
   days on market $60,000 Active 84 DOM
10. 2026-06-08
    days on market $60,000 Active 83 DOM
11. 2026-06-07
    days on market $60,000 Active 82 DOM
12. 2026-06-05
    days on market $60,000 Active 79 DOM
13. 2026-06-03
    days on market $60,000 Active 78 DOM
14. 2026-06-02
    days on market $60,000 Active 77 DOM
15. 2026-06-01
    days on market $60,000 Active 76 DOM
16. 2026-05-31
    days on market $60,000 Active 75 DOM
17. 2026-05-30
    days on market $60,000 Active 74 DOM
18. 2026-05-04
    price $60,000
19. 2026-03-17
    listed $80,000 Active
20. 2025-06-04
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2025-05-15
    historical
22. 2025-05-13
    historical Backup 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

23. 2025-04-22
    listed $150,000 Active
24. 2025-03-28
    listed $66,500 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

25. 2024-12-04
    status Under Contract
26. 2024-12-04
    historical
27. 2024-11-25
    listed $40,000 Active
28. 2020-10-23
    listed $85,000
29. 2018-07-10
    listed $72,000
30. 2018-03-14
    soldstatus
31. 2018-02-05
    listed $67,300
32. 2017-12-18
    listed $76,000
33. 2015-08-16
    listed $32,000
34. 2015-06-15
    historical
35. 2015-02-04
    listed $75,000
36. 2012-06-05
    historical
37. 2012-01-05
    listed $64,000
38. 2011-10-05
    listed $32,500
39. 2011-08-01
    soldstatus
40. 2010-12-09
    listed $32,000

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

Tax reassessment forecast UT · Resets to sale price

• Current annual tax: $2,439 · $203/mo
• Projected year-2 tax: $2,439 · $203/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,224
• − Mortgage interest: −$3,361
• − Property taxes: −$2,439
• − Insurance: −$300
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − Depreciation: −$1,745
• Taxable income: $16,702
• Est. tax owed @ 24.0%: −$4,008
• After-tax cash flow: $12,563/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and bathrooms, and the addition of central air conditioning to increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom cabinets — dated and worn
• Major HVAC system — no AC

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen
• Resale update bathrooms with new fixtures and cabinets — modernizing the bathrooms
• Both install central air conditioning — increases comfort and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom cabinets · dated and worn	Moderate	$3,000–15,000
HVAC system · no AC	Major	$15,000–50,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen ↑
• Resale update bathrooms with new fixtures and cabinets — modernizing the bathrooms ↑
• Both install central air conditioning — increases comfort and appeal ↑

ⓘ 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: Grand District
• NCES district ID: 4900330
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $43,188
• Composite: 24.71/100
• National rank: #7611
• State rank: #71 of 80 in UT

Livability — Moab

• Score: 71/100
• State rank: #89
• US rank: #7233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moab, UT
• Population (ZIP): 10,648

Population outlook (Grand County) Hauer SSP2

• Today (2025): 10,228 people
• By 2030: 10,507 · +2.7%
• By 2040: 10,897 · +6.5%
• By 2050: 11,243 · +9.9%
• By 2075: 12,309 · +20.3%
• By 2100: 13,202 · +29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 5% Native American 4% Pacific Islander 1% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Portuguese 2% Romanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Grand

• 2024 margin: Lean D (+9.4) · D 53.4% · R 43.9% · Other 2.7%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.8pp · 2024: 9.4pp
• All cycles: 2024: D+9.4 2020: D+10.8 2016: R+0.0 2012: R+6.3 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.84%
• Current HPI: 734.29
• 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

+87.5% since first listed

23 events — show timeline

• 2026-05-04 Price Changed $60,000 WFRMLS
• 2026-03-17 Listed $80,000 WFRMLS
• 2025-06-04 Sold (MLS) — WFRMLS
• 2025-05-15 Listing Removed — WFRMLS
• 2025-05-13 Contingent — WFRMLS
• 2025-04-22 Listed $150,000 WFRMLS
• 2025-03-28 Listed $66,500 WFRMLS
• 2024-12-04 Pending — WFRMLS
• 2024-12-04 Listing Removed — WFRMLS
• 2024-11-25 Listed $40,000 WFRMLS
• 2020-10-23 Listed $85,000 WFRMLS
• 2018-07-10 Listed $72,000 WFRMLS
• 2018-03-14 Sold (MLS) — WFRMLS
• 2018-02-05 Listed $67,300 WFRMLS
• 2017-12-18 Listed $76,000 WFRMLS
• 2015-08-16 Listed $32,000 WFRMLS
• 2015-06-15 Listing Removed — WFRMLS
• 2015-02-04 Listed $75,000 WFRMLS
• 2012-06-05 Listing Removed — WFRMLS
• 2012-01-05 Listed $64,000 WFRMLS
• 2011-10-05 Listed $32,500 WFRMLS
• 2011-08-01 Sold (MLS) — WFRMLS
• 2010-12-09 Listed $32,000 WFRMLS

Property tax history

+21.6%/yr

Latest (2025): $2,439 · -3.1% YoY. Source: county tax records.