75 W 250 N #12 · Clearfield, UT 84015

$38,000

3 bd · 2.0 ba · 1,000 sqft · Manufactured · 87 Days on market

Built 1962 435 sqft lot $985/mo HOA · 58% of rent

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bed, 2-bath mobile home in Clearfield! This home offers a comfortable layout with plenty of space to relax. Enjoy the 2-car carport, large shed and take advantage of the community amenities note: buyers must be pre-approved with the park prior to move-in

Key facts

• 2-car carport
• Community amenities
• Large shed

Tags

• 2-CAR CARPORT
• LARGE SHED
• COMMUNITY AMENITIES

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Association fee includes water, sewer and trash; Community amenities: management, pets permitted, playground

Exterior

• Parking: Covered parking; 2-car garage; 2-car carport; 4 total parking spaces
• Security: Fire alarm
• Utilities: Natural gas connected; Electricity connected; Water connected; Sewer connected
• Home design: Mobile home; Built/standing condition; Residential use
• Construction: Asphalt roof; Built/standing construction
• Exterior features: Covered deck; Curb & gutter; Paved road; Manual-part sprinkler system

Interior

• Kitchen: Updated kitchen
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Interior features: Updated kitchen; Fire alarm; Blinds
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $38k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $38k).
• Recommended offer: $36k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#45 in UT, #2,413 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment B+; Watch: amenities D-.
• 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: Wasatch School (math 26% / reading 35%, grade F, #432 of 585 statewide, top 74%, 447 students, 56% FRL); North Davis Jr High (math 30% / reading 34%, grade F, #101 of 138 statewide, top 73%, 924 students, 46% FRL); Clearfield High (math 23% / reading 41%, grade F, #111 of 171 statewide, top 68%, 2,030 students, 22% FRL) — zoned schools average 41% FRL vs 19% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 45% district-wide (-14 pts) — the specific schools serving this property underperform the Davis District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.2%/yr); 387 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $263 of loan paydown is wiped out by about $1k 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 87 days — a 6% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 58% of rent.

Recommended offer $35,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1962 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.50% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.25% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-200
• Equity at exit: $5,666

10-year hold

• IRR: 7.6%
• Equity multiple: 1.54×
• Total profit: $5,720
• Equity at exit: $3,286

Cash invested: $10,640 (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 84015

• Rents YoY: 2.2%
• Active inventory: 387
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$48 /mo · $570/yr
• Insurance: −$16
• HOA: −$985
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $104

Break-even live

Break-even rent $1,579

Max offer price $38,000

Occupancy floor 89%

Sensitivity live

Price	-10% $130	-5% $117	+0% $104	+5% $91	+10% $77
Rent	-10% $-31	-5% $36	+0% $104	+5% $171	+10% $239
Rate	-1.0pp $123	-0.5pp $113	base $104	+0.5pp $94	+1.0pp $84

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75 W 250 N Clearfield, UT	2.0	2.0	896	$1,424	$1.59	24d	1	0.05mi
101 N Main St Clearfield, UT	1.0–3.0	1.0–2.0	1040	$1,844	$1.77	14d	8	0.12mi
54 W 250 N Apt 2 Clearfield, UT	2.0	1.0	900	$1,095	$1.22	24d	1	0.13mi
111 Center St Unit 5C Clearfield, UT	2.0	1.5	1008	$1,480	$1.47	24d	1	0.31mi
180 State St Clearfield, UT	2.0–3.0	2.5–3.0	1530	$2,423	$1.58	22d	1	0.41mi
293 S State St Clearfield, UT	1.0–2.0	1.0	1023	$1,529	$1.49	15d	2	0.58mi
444 State St Clearfield, UT	1.0–2.0	1.0–2.0	881	$1,627	$1.85	24d	1	0.76mi
684 W 800 N Clearfield, UT	2.0	1.0–1.5	831	$1,315	$1.58	24d	1	0.91mi
875 S Depot St Unit 321 Clearfield, UT	3.0	2.0	1200	$1,900	$1.58	24d	1	1.08mi
830 S 550 E Unit 4A Clearfield, UT	3.0	1.5	1213	$1,645	$1.36	24d	1	1.20mi
830 S 550 E Unit 5C Clearfield, UT	3.0	1.5	1213	$1,645	$1.36	19d	1	1.20mi
875 S Depot St Unit B344 Clearfield, UT	2.0	2.0	1000	$1,625	$1.62	24d	1	1.21mi
930 S 550 E Unit B7 Clearfield, UT	3.0	1.5	1213	$1,695	$1.40	24d	1	1.25mi
960 S 550 E Unit B11 Clearfield, UT	3.0	2.5	1320	$1,745	$1.32	24d	1	1.31mi
960 S 550 E Unit A2 Clearfield, UT	3.0	2.5	1320	$1,695	$1.28	19d	1	1.31mi
960 S 550 E Unit A1 Clearfield, UT	3.0	2.5	1320	$1,695	$1.28	24d	1	1.31mi
880 State St Clearfield, UT	2.0–3.0	2.5	1393	$2,175	$1.56	24d	8	1.33mi
163 S 1450 W Clearfield, UT	2.0–3.0	1.5	1060	$1,716	$1.62	15d	2	1.35mi

HOA detail

• Monthly dues: $985 · $11,820/yr

Listing history 22 events

1. 2026-06-18
   days on market $38,000 Active 87 DOM
2. 2026-06-17
   days on market $38,000 Active 86 DOM
3. 2026-06-16
   days on market $38,000 Active 85 DOM
4. 2026-06-15
   days on market $38,000 Active 84 DOM
5. 2026-06-14
   days on market $38,000 Active 82 DOM
6. 2026-06-13
   days on market $38,000 Active 81 DOM
7. 2026-06-10
   days on market $38,000 Active 79 DOM
8. 2026-06-09
   days on market $38,000 Active 78 DOM
9. 2026-06-08
   days on market $38,000 Active 77 DOM
10. 2026-06-07
    days on market $38,000 Active 76 DOM
11. 2026-06-05
    days on market $38,000 Active 73 DOM
12. 2026-06-03
    days on market $38,000 Active 72 DOM
13. 2026-06-02
    days on market $38,000 Active 71 DOM
14. 2026-06-01
    days on market $38,000 Active 70 DOM
15. 2026-05-31
    days on market $38,000 Active 69 DOM
16. 2026-05-31
    days on market $38,000 Active 68 DOM
17. 2026-03-23
    listed $38,000 Active
18. 2026-03-06
    historical
19. 2025-12-24
    price $39,999
20. 2025-11-30
    listed $40,000 Active
21. 2008-08-22
    historical
22. 2008-05-07
    listed $18,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,527
• − Mortgage interest: −$2,129
• − Property taxes: −$570
• − Insurance: −$190
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − HOA: −$11,820
• − Depreciation: −$1,105
• Taxable income: $1,429
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $902/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 — Clearfield

• Score: 78/100
• State rank: #45
• US rank: #2413

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clearfield, UT
• County: Davis County · 341,755 people
• City population: 71,812
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 71,812
• Household income: $95,519
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 985.0

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 16% Two or more races 9% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Italian 3% Portuguese 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 9% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -249.80%
• Current HPI: 330.669
• Rent YoY: ▲ 2.25%
• 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

+111.1% since first listed

6 events — show timeline

• 2026-03-23 Listed $38,000 WFRMLS
• 2026-03-06 Listing Removed — WFRMLS
• 2025-12-24 Price Changed $39,999 WFRMLS
• 2025-11-30 Listed $40,000 WFRMLS
• 2008-08-22 Listing Removed — WFRMLS
• 2008-05-07 Listed $18,000 WFRMLS