129 Barrington Way · Layton, UT 84041

$80,000

4 bd · 2.0 ba · 1,556 sqft · Manufactured · 334 Days on market

Built 1999 $1009/mo HOA · 45% of rent ↓ 37% since listing

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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 +26.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

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Key facts

• 2 parking spots
• Community pool
• Built 1999

Property features AI

Finance

• Other: Has a view
• HOA & community: Homeowners association with monthly fee; Association amenities include clubhouse, management, pets permitted, picnic area, playground and pool

Exterior

• Parking: Covered carport; 2 covered parking spaces (2 carport spaces, total 2 parking spaces)
• Security: Video camera(s)
• Utilities: Natural gas connected; Electricity connected; Water connected (culinary); Sewer connected
• Home design: Manufactured home; Single-family zoning; Single-story / single-level living; Property is built and standing
• Construction: Asphalt construction materials; Asphalt roof
• Exterior features: Open porch; Mountain view; Landscaping: full

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Bedrooms: 4 main-level bedrooms; Primary bedroom on the 1st floor
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating; Evaporative cooling
• Interior features: Gas range; Video camera(s); Accessible hallway(s); Single-level living; No basement; Total of 9 rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#11 in UT, #457 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• Davis District (suburban): math 43% / reading 47% proficiency, ranked #28 of 80 in UT (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Adams School (math 43% / reading 49%, grade D-, #218 of 585 statewide, top 38%, 652 students, 25% FRL); North Layton Jr High (math 39% / reading 40%, grade F, #75 of 138 statewide, top 56%, 1,009 students, 30% FRL); Northridge High (math 24% / reading 43%, grade F, #106 of 171 statewide, top 62%, 1,954 students, 23% FRL).
• Market conditions: Rents rising (+1.3%/yr); 342 active listings in the ZIP; 9 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; 1,461 units permitted in Davis County in 2024 (508 in 5+ unit buildings).
• This rent runs 30% of the median local income ($90k/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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Davis County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 334 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $45k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 334 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 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?
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: 2.81% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.51
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.90×
• Total profit: $-2,335
• Equity at exit: $11,928

10-year hold

• IRR: 2.5%
• Equity multiple: 1.15×
• Total profit: $3,330
• Equity at exit: $6,917

Cash invested: $22,400 (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 84041

• Rents YoY: 1.3%
• Active inventory: 342
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,251 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$1,009
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $216

Break-even live

Break-even rent $1,977

Max offer price $80,000

Occupancy floor 85%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2899 N 1150 W Layton, UT	3.0	2.5	1410	$1,825	$1.29	23d	1	0.83mi
1025 Clearfield, UT	3.0	2.0	1530	$2,000	$1.31	14d	1	0.89mi
1100 S 2000 E Clearfield, UT	1.0–3.0	1.0–2.0	895	$1,952	$2.18	13d	32	1.06mi
1902 E 700 S Clearfield, UT	1.0–3.0	1.0–2.0	1085	$2,415	$2.23	14d	21	1.10mi
1300 S 1800 E Clearfield, UT	1.0–3.0	1.0–2.0	1113	$2,197	$1.97	14d	20	1.11mi
774 S 1650 E Unit A Clearfield, UT	4.0	2.0	1872	$1,975	$1.06	23d	1	1.16mi
116 W 1675 N Layton, UT	3.0	2.0	1941	$2,500	$1.29	23d	1	1.20mi
1109 E 3350 N Layton, UT	4.0	3.0	1918	$2,950	$1.54	21d	1	1.43mi
900 S 1500 E Clearfield, UT	1.0–3.0	1.0–2.5	1175	$1,855	$1.58	13d	7	1.43mi

HOA detail

• Monthly dues: $1,009 · $12,108/yr

Listing history 9 events

1. 2026-05-17
   price $80,000
2. 2026-04-29
   status Under Contract
3. 2026-04-08
   price $99,300
4. 2026-02-07
   price $99,800
5. 2025-10-18
   price $110,000
6. 2025-06-10
   price $115,000
7. 2025-05-30
   listed $125,000 Active
8. 2022-10-10
   historical
9. 2022-08-31
   listed $127,000 Active

ⓘ 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: $27,006
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − HOA: −$12,108
• − Depreciation: −$2,327
• Taxable income: $2,169
• Est. tax owed @ 24.0%: −$520
• After-tax cash flow: $2,072/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: Davis District
• NCES district ID: 4900210
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $70,511
• Composite: 40.59/100
• National rank: #3698
• State rank: #28 of 80 in UT

Livability — Layton

• Score: 86/100
• State rank: #11
• US rank: #457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Layton, UT
• County: Davis County · 341,755 people
• City population: 83,689
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 55,180
• Household income: $89,604
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1058.0

Population outlook (Davis County) Hauer SSP2

• Today (2025): 399,271 people
• By 2030: 430,528 · +7.8%
• By 2040: 493,485 · +23.6%
• By 2050: 555,187 · +39.1%
• By 2075: 688,589 · +72.5%
• By 2100: 769,646 · +92.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 17% Two or more races 10% Asian 2% Black 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Italian 2% Portuguese 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 11% Tagalog/Filipino 1% Other Indo-European 1%

Political lean MEDSL · Davis

• 2024 margin: Strong R (+24.9) · D 36.0% · R 60.8% · Other 3.2%
• 2008→2024 swing: +17.4pp toward D · 2008: -42.3pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+27.5 2016: R+23.3 2012: R+61.8 2008: R+42.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -173.00%
• Current HPI: 307.2627
• Rent YoY: ▲ 1.30%
• Metro: Ogden-Clearfield, 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

-37.0% since first listed

9 events — show timeline

• 2026-05-17 Price Changed $80,000 WFRMLS
• 2026-04-29 Pending — WFRMLS
• 2026-04-08 Price Changed $99,300 WFRMLS
• 2026-02-07 Price Changed $99,800 WFRMLS
• 2025-10-18 Price Changed $110,000 WFRMLS
• 2025-06-10 Price Changed $115,000 WFRMLS
• 2025-05-30 Listed $125,000 WFRMLS
• 2022-10-10 Listing Removed — WFRMLS
• 2022-08-31 Listed $127,000 WFRMLS