202 S Douglas St · Ogden, UT 84404

$150,000

3 bd · 2.0 ba · 2,506 sqft · SingleFamily public records · 146 Days on market

Built 2026 ↓ 9% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Intelligent layout
• Smart solution
• Accessible solution

Tags

• INTEGRATED LIVING AREA
• INTELLIGENT LAYOUT
• HIGH LEVEL OF CUSTOMIZATION
• ARCHITECTURAL DETAILS
• SMART SOLUTION
• ACCESSIBLE SOLUTION

Property features AI

Exterior

• Home design: Residential property; New construction (to be built); 640 above-grade finished area
• Construction: New construction — to be built
• Exterior features: Faces south; Lot reported in acres

Interior

• Kitchen: Microwave; Range hood
• Bedrooms: 2 main-level bedrooms; 5 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating; Heat pump for cooling
• Interior features: Microwave; Range hood; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#19 in UT, #810 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-, crime F.
• Ogden City District (urban): math 25% / reading 31% proficiency, ranked #72 of 80 in UT (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 611 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 31% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 2.3% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.68%
• DSCR: 1.83
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.33% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.38×
• Total profit: $15,923
• Equity at exit: $22,365

10-year hold

• IRR: 18.3%
• Equity multiple: 2.47×
• Total profit: $61,764
• Equity at exit: $12,969

Cash invested: $42,000 (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 84404

• Rents YoY: 2.3%
• Active inventory: 611
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,219 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$250 /mo · $3,000/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $654

Break-even live

Break-even rent $1,391

Max offer price $150,000

Occupancy floor 66%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 S Fenway Fields Dr Ogden, UT	3.0	2.5	2700	$2,275	$0.84	23d	1	0.23mi
549 E 575 N Ogden, UT	4.0	2.0	1932	$2,200	$1.14	23d	1	0.89mi
552 10th St Unit Upstairs Ogden, UT	4.0	2.0	1850	$2,350	$1.27	14d	1	0.94mi
1090 West Ogden, UT	3.0	2.5	1655	$1,760	$1.06	14d	2	1.02mi

Listing history 19 events

1. 2026-06-15
   days on market $150,000 Active 146 DOM
2. 2026-06-14
   days on market $150,000 Active 144 DOM
3. 2026-06-13
   days on market $150,000 Active 143 DOM
4. 2026-06-10
   days on market $150,000 Active 141 DOM
5. 2026-06-09
   days on market $150,000 Active 140 DOM
6. 2026-06-08
   days on market $150,000 Active 139 DOM
7. 2026-06-07
   days on market $150,000 Active 138 DOM
8. 2026-06-05
   days on market $150,000 Active 135 DOM
9. 2026-06-03
   days on market $150,000 Active 134 DOM
10. 2026-06-02
    days on market $150,000 Active 133 DOM
11. 2026-06-01
    days on market $150,000 Active 132 DOM
12. 2026-05-31
    days on market $150,000 Active 131 DOM
13. 2026-05-31
    days on market $150,000 Active 130 DOM
14. 2026-01-21
    listed $150,000 Active
15. 2015-08-21
    soldstatus Sold 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

16. 2015-07-23
    historical 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

17. 2015-04-02
    listed $184,500 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2014-06-09
    historical
19. 2014-03-24
    listed $164,900

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

Tax reassessment forecast UT · Resets to sale price

• Current annual tax: $3,000 · $250/mo
• Projected year-2 tax: $3,000 · $250/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,628
• − Mortgage interest: −$8,402
• − Property taxes: −$3,000
• − Insurance: −$750
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − Depreciation: −$4,364
• Taxable income: $5,851
• Est. tax owed @ 24.0%: −$1,404
• After-tax cash flow: $6,442/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: Ogden City District
• NCES district ID: 4900720
• Math proficiency: 25% ▼ -2.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $41,974
• Composite: 23.76/100
• National rank: #7818
• State rank: #72 of 80 in UT

Livability — Ogden

• Score: 84/100
• State rank: #19
• US rank: #810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ogden, UT
• County: Weber County · 260,557 people
• City population: 152,611
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 66,587
• Household income: $85,057
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 1201.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 24% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 5% Slovak 4% Iranian 3%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 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: ▼ -317.85%
• Current HPI: 323.2499
• Rent YoY: ▲ 2.33%
• 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

-9.0% since first listed

6 events — show timeline

• 2026-01-21 Listed $150,000 WFRMLS
• 2015-08-21 Sold (MLS) — WFRMLS
• 2015-07-23 Listing Removed — WFRMLS
• 2015-04-02 Listed $184,500 WFRMLS
• 2014-06-09 Listing Removed — WFRMLS
• 2014-03-24 Listed $164,900 WFRMLS

Property tax history

+23.6%/yr

Latest (2025): $3,000 · +7.7% YoY. Source: county tax records.