1350 W 300 N #38 · Clearfield, UT 84015

$24,000

2 bd · 2.0 ba · 924 sqft · Manufactured · 64 Days on market

Built 1986 435 sqft lot $960/mo HOA · 59% 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

Seller financing available. Beautifully remodeled 2 bed 2 bath home with fresh paint, updated flooring, and modern bathrooms throughout. Bright and open with tons of natural light that makes the whole place feel warm and inviting. Located near Clearfield Station with easy access to the FrontRunner, making commuting simple and convenient. Move-in ready and shows great.

Key facts

• Natural light
• Updated flooring
• Modern bathrooms

Tags

• REMODELED HOME
• UPDATED FLOORING
• MODERN BATHROOMS
• NATURAL LIGHT
• EASY ACCESS TO FRONTRUNNER

Property features AI

Finance

• Other: Zoning: R-M
• HOA & community: Homeowners association with monthly fee; Association fee $960 monthly; Association covers sewer, trash, and water; Association allows pets; Association provides management

Exterior

• Parking: Carport (covered) for 2 cars; 2 total parking spaces
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Water connected
• Home design: Manufactured home; Single-story; Residential use; Built and standing
• Construction: Built/Standing construction
• Exterior features: Covered patio

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Single-level living; 8 total rooms; No basement; Covered patio
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $24k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $24k).
• Recommended offer: $23k (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: Holt School (math 25% / reading 22%, grade F, #494 of 585 statewide, top 85%, 458 students, 41% 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 37% FRL vs 19% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 45% district-wide (-16 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); 395 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $166 of loan paydown is wiped out by about $720 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 + 2.2% rent growth), your $7k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 59% of rent.

Recommended offer $22,560 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 6.72% ✓
• Cap rate: 13.74%
• Cash-on-cash: 26.61%
• DSCR: 2.18
• GRM: 1.2

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: 18.7%
• Equity multiple: 1.75×
• Total profit: $5,009
• Equity at exit: $3,578

10-year hold

• IRR: 26.0%
• Equity multiple: 3.11×
• Total profit: $14,194
• Equity at exit: $2,075

Cash invested: $6,720 (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: 395
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,614 high
• Mortgage (P&I): −$126
• Tax est. 1.5%: −$30 /mo · $360/yr
• Insurance: −$10
• HOA: −$960
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $149

Break-even live

Break-even rent $1,425

Max offer price $24,000

Occupancy floor 86%

Sensitivity live

Price	-10% $166	-5% $157	+0% $149	+5% $141	+10% $132
Rent	-10% $22	-5% $85	+0% $149	+5% $213	+10% $277
Rate	-1.0pp $161	-0.5pp $155	base $149	+0.5pp $143	+1.0pp $136

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: $6,000
• Closing costs: $720
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
163 S 1450 W Clearfield, UT	2.0–3.0	1.5	1060	$1,617	$1.53	16d	2	0.73mi
684 W 800 N Clearfield, UT	2.0	1.0–1.5	831	$1,315	$1.58	25d	1	0.75mi
101 N 2000 W West Point, UT	1.0–2.0	1.0–2.0	970	$1,953	$2.01	16d	9	0.85mi
326 S 1550 W Syracuse, UT	1.0–4.0	1.0–2.5	1545	$1,758	$1.14	16d	37	0.94mi
373 N 2625 W West Point, UT	2.0	1.0	800	$1,350	$1.69	16d	1	1.30mi
75 W 250 N Clearfield, UT	2.0	2.0	896	$1,424	$1.59	25d	1	1.36mi
54 W 250 N Apt 2 Clearfield, UT	2.0	1.0	900	$1,095	$1.22	25d	1	1.38mi
101 N Main St Clearfield, UT	1.0–3.0	1.0–2.0	1040	$1,572	$1.51	15d	8	1.44mi

HOA detail

• Monthly dues: $960 · $11,520/yr

Listing history 24 events

1. 2026-06-21
   days on market $24,000 Active 64 DOM
2. 2026-06-18
   days on market $24,000 Active 61 DOM
3. 2026-06-17
   days on market $24,000 Active 60 DOM
4. 2026-06-16
   days on market $24,000 Active 59 DOM
5. 2026-06-15
   days on market $24,000 Active 58 DOM
6. 2026-06-14
   days on market $24,000 Active 56 DOM
7. 2026-06-13
   days on market $24,000 Active 55 DOM
8. 2026-06-10
   days on market $24,000 Active 53 DOM
9. 2026-06-09
   days on market $24,000 Active 52 DOM
10. 2026-06-08
    days on market $24,000 Active 51 DOM
11. 2026-06-07
    days on market $24,000 Active 50 DOM
12. 2026-06-05
    days on market $24,000 Active 47 DOM
13. 2026-06-03
    days on market $24,000 Active 46 DOM
14. 2026-06-02
    days on market $24,000 Active 45 DOM
15. 2026-06-01
    days on market $24,000 Active 44 DOM
16. 2026-05-31
    days on market $24,000 Active 43 DOM
17. 2026-05-31
    days on market $24,000 Active 42 DOM
18. 2026-05-15
    price $28,000
19. 2026-04-24
    price $29,000
20. 2026-04-18
    listed $30,000 Active
21. 2026-01-03
    historical
22. 2025-05-28
    price $59,000
23. 2025-03-13
    price $69,000
24. 2025-01-03
    listed $79,000 Active

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,365
• − Mortgage interest: −$1,344
• − Property taxes: −$360
• − Insurance: −$120
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − HOA: −$11,520
• − Depreciation: −$698
• Taxable income: $2,224
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $1,255/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

-64.6% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $28,000 WFRMLS
• 2026-04-24 Price Changed $29,000 WFRMLS
• 2026-04-18 Listed $30,000 WFRMLS
• 2026-01-03 Listing Removed — WFRMLS
• 2025-05-28 Price Changed $59,000 WFRMLS
• 2025-03-13 Price Changed $69,000 WFRMLS
• 2025-01-03 Listed $79,000 WFRMLS