3980 S 1950 W #31 · Roy, UT 84067

$84,900

2 bd · 2.0 ba · 975 sqft · Manufactured · 48 Days on market

Built 2022 Good condition 4,356 sqft 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
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Clean and well-maintained 2 bed, 2 bath home in a quiet Roy community. Functional layout with spacious living area and private primary suite. Conveniently located near parks, shopping, dining, Hill Air Force Base, and easy freeway access. Affordable, low-maintenance living-great opportunity!

Key facts

• Near dining
• Near shopping
• Spacious living area

Tags

• SPACIOUS LIVING AREA
• PRIVATE PRIMARY SUITE
• NEAR PARKS
• NEAR SHOPPING
• NEAR DINING
• EASY FREEWAY ACCESS

Property features AI

Exterior

• Utilities: Natural gas connected; Electricity connected; Sewer connected; Water connected ( culinary )
• Home design: Mobile home; Built and currently standing
• Construction: Asphalt construction materials; Slab foundation
• Exterior features: Asphalt roof; Residential lot of about 0.1 acre

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Fire alarm

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#32 in UT, #1,449 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, commute A; Watch: amenities 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: North Park School (math 32% / reading 32%, grade F, #419 of 585 statewide, top 72%, 467 students, 50% FRL); Sand Ridge Jr High (math 26% / reading 26%, grade F, #119 of 138 statewide, top 87%, 857 students, 40% FRL); Roy High (math 15% / reading 39%, grade F, #131 of 171 statewide, top 79%, 1,834 students, 28% FRL).
• Market conditions: Rents soft (-0.5%/yr); 203 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $587 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Recommended offer $82,353 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.68% ✓
• Cap rate: 13.97%
• Cash-on-cash: 27.43%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 1.70×
• Total profit: $16,675
• Equity at exit: $12,659

10-year hold

• IRR: 24.2%
• Equity multiple: 2.81×
• Total profit: $42,965
• Equity at exit: $7,341

Cash invested: $23,772 (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 84067

• Rents YoY: -0.5%
• Active inventory: 203
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $543

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 57%

Sensitivity live

Price	-10% $602	-5% $573	+0% $543	+5% $514	+10% $485
Rent	-10% $430	-5% $487	+0% $543	+5% $600	+10% $656
Rate	-1.0pp $586	-0.5pp $565	base $543	+0.5pp $521	+1.0pp $499

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4449 S 1900 W Roy, UT	2.0	1.0	620	$999	$1.61	15d	3	0.59mi
4449 S 1900 W Unit 4 Roy, UT	2.0	1.0	900	$999	$1.11	24d	1	0.59mi
2405 Hinckley Dr Unit L203 West Haven, UT	2.0	2.0	988	$1,416	$1.43	24d	1	0.61mi
4499 S 1930 W Roy, UT	1.0–3.0	1.0–2.5	1106	$1,930	$1.75	15d	11	0.67mi
3560 Midland Dr West Haven, UT	1.0–3.0	1.0–2.0	932	$1,437	$1.54	15d	22	0.81mi
2002 W 4700 S Apt 2 Roy, UT	2.0	1.0	837	$1,185	$1.42	24d	1	0.88mi
3330 S Midland Dr West Haven, UT	1.0–3.0	1.0–2.5	1000	$1,500	$1.50	15d	3	0.92mi
90 West Roy, UT	1.0–3.0	1.0–2.0	1075	$1,445	$1.34	15d	11	0.94mi
3405 S 2400 W West Haven, UT	1.0–3.0	1.0–2.0	978	$1,525	$1.56	24d	5	0.94mi
2112 W 3300 S West Haven, UT	1.0–3.0	1.0–2.0	975	$1,686	$1.73	15d	15	1.06mi
1775 W 4800 S Roy, UT	1.0–2.0	1.0	770	$1,250	$1.62	15d	4	1.13mi
1184 W 4400 S Riverdale, UT	2.0	1.0	864	$1,299	$1.50	15d	3	1.13mi
1551 W Riverdale Rd Unit J12 Ogden, UT	2.0	1.0	803	$1,450	$1.81	24d	1	1.48mi
5197 S 1900 W Unit A Roy, UT	2.0	1.0	1100	$1,300	$1.18	24d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $84,900 Active 48 DOM
2. 2026-06-17
   days on market $84,900 Active 47 DOM
3. 2026-06-16
   days on market $84,900 Active 46 DOM
4. 2026-06-15
   days on market $84,900 Active 45 DOM
5. 2026-06-14
   days on market $84,900 Active 43 DOM
6. 2026-06-10
   pricedays on market $84,900 Active 40 DOM
7. 2026-06-09
   days on market $93,000 Active 39 DOM
8. 2026-06-08
   days on market $93,000 Active 38 DOM
9. 2026-06-07
   days on market $93,000 Active 37 DOM
10. 2026-06-05
    days on market $93,000 Active 34 DOM
11. 2026-06-03
    days on market $93,000 Active 33 DOM
12. 2026-06-02
    days on market $93,000 Active 32 DOM
13. 2026-06-01
    days on market $93,000 Active 31 DOM
14. 2026-05-31
    days on market $93,000 Active 30 DOM
15. 2026-05-31
    days on market $93,000 Active 29 DOM
16. 2026-05-01
    listed $93,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,165
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$2,470
• Taxable income: $5,495
• Est. tax owed @ 24.0%: −$1,319
• After-tax cash flow: $5,201/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained and updated manufactured home in Roy, UT offers a good investment opportunity with minimal repairs needed.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace carpet in bedrooms — Fresh carpet improves comfort and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace carpet in bedrooms — Fresh carpet improves comfort and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Roy

• Score: 81/100
• State rank: #32
• US rank: #1449

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roy, UT
• County: Weber County · 260,557 people
• City population: 38,794
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 38,794
• Household income: $91,115
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 216.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 19% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 4% Italian 4% Portuguese 3%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -284.84%
• Current HPI: 323.642
• Rent YoY: ▼ -0.45%
• 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

1 event — show timeline

• 2026-05-01 Listed $93,000 WFRMLS