935 E Highway 193 #204 · Layton, UT 84040

$70,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 18 Days on market

Built 2006 $1050/mo HOA · 48% of rent

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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 +27.2/30.0
• 1% rule +10.0/10.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully renovated residence in the highly desirable Quail Ridge Manufactured Home Community. Thoughtfully redesigned with modern finishes and everyday comfort in mind, this turnkey property offers a fresh, stylish living experience from the moment you step inside. Ideally located in Layton, you'll enjoy convenient access to shopping, dining, parks, schools, and I-15 while still benefiting from the peaceful atmosphere of this welcoming community. Whether you're a first-time buyer, downsizing, or simply looking for a move-in-ready home, this one checks all the boxes. Schedule your private tour today.

Key facts

• Turnkey property
• Renovated residence
• Convenient access

Tags

• RENOVATED RESIDENCE
• MODERN FINISHES
• TURNKEY PROPERTY
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Subdivision: QUAIL RIDGE; Has view
• HOA & community: Homeowners association: Quail Ridge; HOA fee $1,050 monthly; Community clubhouse, pool, playground, picnic area

Exterior

• Parking: Covered carport (1 covered space, 1 total parking space)
• Utilities: Natural gas connected; Electricity connected; Public sewer; Water connected (culinary)
• Home design: Mobile home; Single-story (main living on main level); Residential property
• Construction: Asphalt roof; Construction materials: Asphalt and other; Built and standing
• Exterior features: Awnings; Paved road access; Mountain view

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating; Central air conditioning
• Interior features: Gas range; Range (gas)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% 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: Mountain View School (math 50% / reading 50%, grade D+, #161 of 585 statewide, top 29%, 781 students, 21% 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: 188 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $484 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 48% of rent.
• Climate carrying-cost: moderate flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.13% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.20%
• DSCR: 1.54
• GRM: 2.7

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $2,030
• Equity at exit: $10,437

10-year hold

• IRR: 12.9%
• Equity multiple: 2.06×
• Total profit: $20,871
• Equity at exit: $6,052

Cash invested: $19,600 (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 84040

• Active inventory: 188
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,194 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$1,050
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $199

Break-even live

Break-even rent $1,941

Max offer price $70,000

Occupancy floor 86%

Sensitivity live

Price	-10% $248	-5% $224	+0% $199	+5% $175	+10% $151
Rent	-10% $26	-5% $113	+0% $199	+5% $286	+10% $373
Rate	-1.0pp $235	-0.5pp $217	base $199	+0.5pp $181	+1.0pp $163

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3306 N Fairfield Rd Unit B Layton, UT	2.0	2.0	1250	$1,900	$1.52	20d	1	0.29mi
3306 N Fairfield Rd Unit A Layton, UT	2.0	2.0	1200	$1,850	$1.54	20d	1	0.29mi
1375 East Layton, UT	1.0–3.0	1.0–2.5	1212	$2,375	$1.96	15d	14	0.49mi
2925 N Church St Layton, UT	1.0–3.0	1.0–2.0	960	$1,699	$1.77	15d	6	0.52mi
3310 N 1750 E Layton, UT	2.0–3.0	2.5	1510	$2,227	$1.47	15d	5	0.86mi
2525 N Hill Field Rd Layton, UT	2.0	1.0	775	$1,659	$2.14	24d	1	1.36mi
2955 N 400 W Layton, UT	2.0	1.0	581	$1,417	$2.44	15d	45	1.40mi

HOA detail

• Monthly dues: $1,050 · $12,600/yr

Listing history 13 events

1. 2026-06-21
   days on market $70,000 Active 18 DOM
2. 2026-06-18
   days on market $70,000 Active 15 DOM
3. 2026-06-17
   days on market $70,000 Active 14 DOM
4. 2026-06-16
   days on market $70,000 Active 13 DOM
5. 2026-06-15
   days on market $70,000 Active 12 DOM
6. 2026-06-14
   days on market $70,000 Active 10 DOM
7. 2026-06-13
   days on market $70,000 Active 9 DOM
8. 2026-06-10
   days on market $70,000 Active 7 DOM
9. 2026-06-09
   days on market $70,000 Active 6 DOM
10. 2026-06-08
    days on market $70,000 Active 5 DOM
11. 2026-06-07
    days on market $70,000 Active 4 DOM
12. 2026-06-05
    remarks 630-char remark
13. 2026-06-05
    listed $70,000 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 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: $26,325
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − HOA: −$12,600
• − Depreciation: −$2,036
• Taxable income: $2,156
• Est. tax owed @ 24.0%: −$517
• After-tax cash flow: $1,875/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): 28,509
• Household income: $128,365
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 137.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 7% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 5% Slovak 5% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 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: ▼ -328.02%
• Current HPI: 295.6671
• Rent YoY: —
• 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

+2233.3% since first listed

3 events — show timeline

• 2026-06-03 Listed $70,000 WFRMLS
• 2005-05-03 Listing Removed — WFRMLS
• 2004-11-03 Listed $3,000 WFRMLS