1450 N Washington Blvd #173 · Ogden, UT 84404

$54,900

3 bd · 2.0 ba · 1,034 sqft · Manufactured · 48 Days on market

Built 2002 $995/mo HOA · 54% of rent

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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 +22.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Master suite
• Deck area
• Off street parking

Tags

• FENCED YARD
• OFF STREET PARKING
• MASTER SUITE
• DECK AREA
• AREA FOR SMALL GARDEN
• POOL

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee ($995); Association fee includes water, sewer and trash; Community amenities: clubhouse, playground, picnic area, pool, snow removal; pets permitted with rules

Exterior

• Parking: Uncovered open parking; Three parking spaces (all open)
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water connected
• Home design: Manufactured home; Built/standing condition; Residential use
• Construction: Asphalt roof; Other construction materials
• Exterior features: Partially fenced lot; Paved road access; Mountain view; Private in-ground pool

Interior

• Kitchen: Gas range; Refrigerator; Garbage disposal
• Bedrooms: Three bedrooms (primary bedroom on the 1st floor); Total of 8 rooms
• Flooring: Carpet; Linoleum
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (gas central); Central air conditioning
• Interior features: Primary bathroom; Garbage disposal; Gas range / free-standing range/oven; Refrigerator included; Window coverings
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#19 in UT, #810 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-, crime F.
• Ogden City District (urban): math 25% / reading 31% proficiency, ranked #72 of 80 in UT (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 611 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,630 units permitted in Weber County in 2024 (521 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Weber County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 54% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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. 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?
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: 3.38% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.33% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.77×
• Total profit: $-3,592
• Equity at exit: $8,186

10-year hold

• IRR: 2.0%
• Equity multiple: 1.13×
• Total profit: $2,042
• Equity at exit: $4,747

Cash invested: $15,372 (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 84404

• Rents YoY: 2.3%
• Active inventory: 611
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,857 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$995
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $93

Break-even live

Break-even rent $1,740

Max offer price $54,900

Occupancy floor 90%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
551 E 900 North St Ogden, UT	3.0	2.5	1400	$1,850	$1.32	23d	2	0.74mi
551 E 900 North St Ogden, UT	3.0	2.5	1400	$1,795	$1.28	14d	1	0.74mi
445 E 800 North St Ogden, UT	2.0	1.0	1030	$1,250	$1.21	23d	1	0.88mi
3041 E 2050 N Unit 10 Ogden, UT	3.0	2.5	1362	$1,795	$1.32	23d	1	0.90mi
298 E 2350 N Ogden, UT	3.0	2.5	1368	$1,975	$1.44	21d	1	1.25mi
282 W 1975 N Ogden, UT	3.0	2.5	1362	$1,700	$1.25	14d	1	1.30mi
1933 N 325 W Ogden, UT	3.0	2.5	1374	$1,795	$1.31	19d	1	1.32mi
381 N Washington Blvd Ogden, UT	1.0–3.0	1.0–2.0	1062	$1,683	$1.58	14d	15	1.37mi

HOA detail

• Monthly dues: $995 · $11,940/yr

Listing history 22 events

1. 2026-06-18
   days on market $54,900 Active 48 DOM
2. 2026-06-17
   days on market $54,900 Active 47 DOM
3. 2026-06-16
   days on market $54,900 Active 46 DOM
4. 2026-06-15
   days on market $54,900 Active 45 DOM
5. 2026-06-14
   days on market $54,900 Active 43 DOM
6. 2026-06-13
   days on market $54,900 Active 42 DOM
7. 2026-06-10
   days on market $54,900 Active 40 DOM
8. 2026-06-09
   days on market $54,900 Active 39 DOM
9. 2026-06-08
   days on market $54,900 Active 38 DOM
10. 2026-06-07
    days on market $54,900 Active 37 DOM
11. 2026-06-05
    days on market $54,900 Active 34 DOM
12. 2026-06-03
    days on market $54,900 Active 33 DOM
13. 2026-06-02
    days on market $54,900 Active 32 DOM
14. 2026-06-01
    days on market $54,900 Active 31 DOM
15. 2026-05-31
    days on market $54,900 Active 30 DOM
16. 2026-05-31
    days on market $54,900 Active 29 DOM
17. 2026-05-02
    listed $54,900 Active
18. 2026-04-01
    historical
19. 2026-01-07
    price $59,500
20. 2025-09-15
    listed $62,995 Active
21. 2011-11-04
    soldstatus 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2011-08-24
    listed $18,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥87°F today · 22 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: $22,286
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − HOA: −$11,940
• − Depreciation: −$1,597
• Taxable income: $1,010
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $871/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: Ogden City District
• NCES district ID: 4900720
• Math proficiency: 25% ▼ -2.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $41,974
• Composite: 23.76/100
• National rank: #7818
• State rank: #72 of 80 in UT

Livability — Ogden

• Score: 84/100
• State rank: #19
• US rank: #810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ogden, UT
• County: Weber County · 260,557 people
• City population: 152,611
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 66,587
• Household income: $85,057
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 1201.0

Population outlook (Weber County) Hauer SSP2

• Today (2025): 274,329 people
• By 2030: 288,577 · +5.2%
• By 2040: 314,848 · +14.8%
• By 2050: 338,710 · +23.5%
• By 2075: 384,412 · +40.1%
• By 2100: 409,305 · +49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 24% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 5% Slovak 4% Iranian 3%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 1%

Political lean MEDSL · Weber

• 2024 margin: Strong R (+23.5) · D 36.8% · R 60.3% · Other 2.9%
• 2008→2024 swing: +4.1pp toward D · 2008: -27.6pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+22.7 2016: R+20.0 2012: R+46.0 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -317.85%
• Current HPI: 323.2499
• Rent YoY: ▲ 2.33%
• 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

+205.0% since first listed

6 events — show timeline

• 2026-05-02 Listed $54,900 WFRMLS
• 2026-04-01 Listing Removed — WFRMLS
• 2026-01-07 Price Changed $59,500 WFRMLS
• 2025-09-15 Listed $62,995 WFRMLS
• 2011-11-04 Sold (MLS) — WFRMLS
• 2011-08-24 Listed $18,000 WFRMLS