417 N 1200 W #84 · Clearfield, UT 84015

$41,500

3 bd · 2.0 ba · 924 sqft · Manufactured · 314 Days on market

Built 1998 2,178 sqft lot $953/mo HOA · 53% of rent ↓ 41% since listing

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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 MLS

There are no remarks available.

Key facts

• Primary en-suite
• Clubhouse
• Swimming pool

Tags

• PRIMARY EN-SUITE
• ON-SITE AMENITIES
• SWIMMING POOL
• PLAYGROUND
• CLUBHOUSE
• RV STORAGE

Property features AI

Finance

• Other: Annual tax amount listed
• HOA & community: Homeowners association (Sundown Community) with monthly fee; Association fee includes sewer, trash and water; Community amenities: clubhouse, pool, playground, RV parking, snow removal

Exterior

• Parking: Two open/uncovered parking spaces; Common RV parking
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water
• Home design: Mobile home; Built and currently standing; Residential use; Single-family zoning
• Construction: Asphalt construction materials; Asphalt roof; Above-grade finished living area: 924
• Exterior features: Covered deck; Covered patio; Paved roads; Sidewalks; Flat terrain

Interior

• Kitchen: Microwave; Refrigerator; Gas oven
• Bedrooms: Three bedrooms on the main level; Primary bedroom on the 1st floor
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central gas heating; Evaporative cooling
• Interior features: Separate tub and shower; Gas oven
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $42k).
• Recommended offer: $37k (12.0% 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); Sunset Jr High (math 35% / reading 39%, grade F, #87 of 138 statewide, top 63%, 954 students, 28% FRL); Clearfield High (math 23% / reading 41%, grade F, #111 of 171 statewide, top 68%, 2,030 students, 22% FRL).
• Zoned-school proficiency averages 31% at this address vs 45% district-wide (-14 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); 387 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $287 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $18k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.

Recommended offer $36,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 days. Have you received any prior offers? Is the seller open to a 12% 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: 4.37% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.90%
• DSCR: 1.89
• GRM: 1.9

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: 10.6%
• Equity multiple: 1.41×
• Total profit: $4,802
• Equity at exit: $6,188

10-year hold

• IRR: 18.6%
• Equity multiple: 2.46×
• Total profit: $16,985
• Equity at exit: $3,588

Cash invested: $11,620 (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: 387
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$218
• Tax est. 1.5%: −$52 /mo · $622/yr
• Insurance: −$17
• HOA: −$953
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $193

Break-even live

Break-even rent $1,569

Max offer price $41,500

Occupancy floor 84%

Sensitivity live

Price	-10% $221	-5% $207	+0% $193	+5% $178	+10% $164
Rent	-10% $49	-5% $121	+0% $193	+5% $264	+10% $336
Rate	-1.0pp $214	-0.5pp $203	base $193	+0.5pp $182	+1.0pp $171

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: $10,375
• Closing costs: $1,245
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
684 W 800 N Clearfield, UT	2.0	1.0–1.5	831	$1,315	$1.58	24d	1	0.61mi
163 S 1450 W Clearfield, UT	2.0–3.0	1.5	1060	$1,716	$1.62	15d	2	0.67mi
326 S 1550 W Syracuse, UT	1.0–4.0	1.0–2.5	1545	$2,216	$1.43	15d	37	0.90mi
101 N 2000 W West Point, UT	1.0–2.0	1.0–2.0	970	$1,953	$2.01	14d	9	1.02mi
75 W 250 N Clearfield, UT	2.0	2.0	896	$1,424	$1.59	24d	1	1.07mi
54 W 250 N Apt 2 Clearfield, UT	2.0	1.0	900	$1,095	$1.22	24d	1	1.10mi
101 N Main St Clearfield, UT	1.0–3.0	1.0–2.0	1040	$1,844	$1.77	14d	8	1.15mi
111 Center St Unit 5C Clearfield, UT	2.0	1.5	1008	$1,480	$1.47	24d	1	1.34mi

HOA detail

• Monthly dues: $953 · $11,436/yr

Listing history 13 events

1. 2026-04-24
   status Active
2. 2026-04-14
   status Under Contract
3. 2026-04-06
   price $41,500
4. 2026-02-16
   price $47,500
5. 2026-01-02
   price $50,000
6. 2025-10-21
   price $52,500
7. 2025-08-05
   price $57,500
8. 2025-07-07
   listed $59,500 Active
9. 2022-12-01
   soldstatus Closed 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

10. 2022-10-10
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

11. 2022-10-04
    price $50,000 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

12. 2022-09-21
    price $60,000 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

13. 2022-09-13
    listed $70,000 Active 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 1/10 Low
• 🌡 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,759
• − Mortgage interest: −$2,325
• − Property taxes: −$622
• − Insurance: −$208
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − HOA: −$11,436
• − Depreciation: −$1,207
• Taxable income: $2,480
• Est. tax owed @ 24.0%: −$595
• After-tax cash flow: $1,717/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

-40.7% since first listed

13 events — show timeline

• 2026-04-24 Relisted — WFRMLS
• 2026-04-14 Pending — WFRMLS
• 2026-04-06 Price Changed $41,500 WFRMLS
• 2026-02-16 Price Changed $47,500 WFRMLS
• 2026-01-02 Price Changed $50,000 WFRMLS
• 2025-10-21 Price Changed $52,500 WFRMLS
• 2025-08-05 Price Changed $57,500 WFRMLS
• 2025-07-07 Listed $59,500 WFRMLS
• 2022-12-01 Sold (MLS) — WFRMLS
• 2022-10-10 Pending — WFRMLS
• 2022-10-04 Price Changed $50,000 WFRMLS
• 2022-09-21 Price Changed $60,000 WFRMLS
• 2022-09-13 Listed $70,000 WFRMLS