5100 S 1050 W · Riverdale, UT 84405

$60,000

3 bd · 2.0 ba · 2,682 sqft · SingleFamily public records · 17 Days on market

Built 2003 0.50 ac 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 +4.0/5.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Quick access to i-15
• 0.5 acre lot
• Built 2003

Tags

• SPACIOUS OPEN FLOOR PLAN
• DEDICATED MASTER BATH
• TOP RATED LOCAL SCHOOLS
• QUICK ACCESS TO I-15
• QUICK ACCESS TO HWY 89

Property features AI

Exterior

• Home design: House; 960 square feet
• Exterior features: Half‑acre lot

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/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: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#33 in UT, #1,547 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F.
• Weber District (suburban): math 36% / reading 35% proficiency, ranked #56 of 80 in UT (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington Terrace School (math 33% / reading 36%, grade F, #395 of 585 statewide, top 69%, 493 students, 51% FRL); T.H. Bell Jr High (math 12% / reading 16%, grade F, #136 of 138 statewide, top 99%, 670 students, 42% FRL); Bonneville High (math 15% / reading 36%, grade F, #139 of 171 statewide, top 81%, 1,361 students, 29% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 215 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $415 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.
• At projected returns (-3.0% appreciation + 4.7% 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 17 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 25 sale attempts since 29y 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

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 3.15% ✓
• Cap rate: 27.85%
• Cash-on-cash: 76.98%
• DSCR: 4.43
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.67% rent growth · sell at horizon

5-year hold

• IRR: 78.9%
• Equity multiple: 4.70×
• Total profit: $62,175
• Equity at exit: $8,946

10-year hold

• IRR: 82.8%
• Equity multiple: 10.31×
• Total profit: $156,345
• 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 84405

• Rents YoY: 4.7%
• Active inventory: 215
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,889 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $1,078

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,119	-5% $1,098	+0% $1,078	+5% $1,057	+10% $1,036
Rent	-10% $929	-5% $1,003	+0% $1,078	+5% $1,152	+10% $1,227
Rate	-1.0pp $1,108	-0.5pp $1,093	base $1,078	+0.5pp $1,062	+1.0pp $1,046

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 W 4350 S Ogden, UT	4.0	1.5	1800	$2,350	$1.31	25d	1	1.02mi

Listing history 12 events

1. 2026-06-22
   days on market $60,000 Active 17 DOM
2. 2026-06-18
   days on market $60,000 Active 14 DOM
3. 2026-06-17
   days on market $60,000 Active 13 DOM
4. 2026-06-16
   days on market $60,000 Active 12 DOM
5. 2026-06-15
   days on market $60,000 Active 11 DOM
6. 2026-06-14
   days on market $60,000 Active 9 DOM
7. 2026-06-10
   days on market $60,000 Active 6 DOM
8. 2026-06-09
   days on market $60,000 Active 5 DOM
9. 2026-06-08
   days on market $60,000 Active 4 DOM
10. 2026-06-07
    days on market $60,000 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $60,000 Active 1 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,669
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$1,745
• Taxable income: $12,736
• Est. tax owed @ 24.0%: −$3,057
• After-tax cash flow: $9,876/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: Weber District
• NCES district ID: 4901200
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $65,750
• Composite: 32.28/100
• National rank: #5757
• State rank: #56 of 80 in UT

Livability — Riverdale

• Score: 81/100
• State rank: #33
• US rank: #1547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverdale, UT
• County: Weber County · 260,557 people
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 34,818
• Household income: $84,106
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 693.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 7% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 5% Iranian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% Other Asian/Pacific 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: ▼ -253.19%
• Current HPI: 288.6978
• Rent YoY: ▲ 4.67%
• 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

+201.5% since first listed

56 events — show timeline

• 2026-06-04 Listed $60,000 ForSaleByOwner.com
• 2025-05-22 Listing Removed — WFRMLS
• 2025-04-16 Listed $40,000 WFRMLS
• 2020-12-11 Sold (MLS) — WFRMLS
• 2020-11-13 Pending — WFRMLS
• 2020-10-27 Relisted — WFRMLS
• 2020-10-07 Pending — WFRMLS
• 2020-09-25 Price Changed $42,000 WFRMLS
• 2020-09-04 Price Changed $46,000 WFRMLS
• 2020-09-04 Listed $4,600 WFRMLS
• 2019-04-04 Sold (MLS) — WFRMLS
• 2019-03-09 Contingent — WFRMLS
• 2019-01-18 Listed $28,000 WFRMLS
• 2013-04-29 Sold (Public Records) — Public Records
• 2009-06-01 Sold (MLS) — WFRMLS
• 2009-04-21 Listed $30,000 WFRMLS
• 2009-02-20 Listing Removed — WFRMLS
• 2008-05-01 Listing Removed — WFRMLS
• 2008-02-20 Listed $30,000 WFRMLS
• 2007-12-10 Listed $45,000 WFRMLS
• 2007-05-09 Listing Removed — WFRMLS
• 2007-01-18 Listed $9,000 WFRMLS
• 2006-02-15 Listing Removed — WFRMLS
• 2006-02-06 Listing Removed — WFRMLS
• 2006-02-04 Listed $153,500 WFRMLS
• 2006-01-18 Listed $153,500 WFRMLS
• 2005-02-05 Listing Removed — WFRMLS
• 2004-11-05 Listed $199,900 WFRMLS
• 2002-10-18 Listing Removed — WFRMLS
• 2002-09-30 Listing Removed — WFRMLS
• 2002-07-23 Listing Removed — WFRMLS
• 2002-07-04 Listing Removed — WFRMLS
• 2002-05-21 Sold (Public Records) — Public Records
• 2002-04-18 Listed $13,250 WFRMLS
• 2002-03-13 Listing Removed — WFRMLS
• 2002-03-07 Listed $39,900 WFRMLS
• 2002-01-23 Listed $15,000 WFRMLS
• 2002-01-04 Listing Removed — WFRMLS
• 2001-11-30 Listing Removed — WFRMLS
• 2001-10-04 Listed $13,250 WFRMLS
• 2001-07-04 Listed $10,500 WFRMLS
• 2001-04-16 Listed $19,900 WFRMLS
• 2001-04-01 Listing Removed — WFRMLS
• 2001-03-13 Listed $24,900 WFRMLS
• 2001-03-12 Listing Removed — WFRMLS
• 2001-02-06 Listed $16,000 WFRMLS
• 2001-01-05 Listed $18,000 WFRMLS
• 2000-09-28 Sold (Public Records) — Public Records
• 2000-09-28 Sold (Public Records) — Public Records
• 2000-05-18 Listing Removed — WFRMLS
• 2000-05-17 Listed $26,500 WFRMLS
• 1999-10-08 Sold (MLS) — WFRMLS
• 1999-06-02 Listed $19,000 WFRMLS
• 1998-06-08 Listing Removed — WFRMLS
• 1998-04-08 Listed $70,000 WFRMLS
• 1997-04-21 Listed $19,900 WFRMLS

Property tax history

-1.5%/yr

Latest (2017): $32,938 · -1.1% YoY. Source: county tax records.