575 N 1350 W #137 · Clearfield, UT 84015

$65,000

3 bd · 2.0 ba · 950 sqft · Manufactured · 203 Days on market

Built 1998 435 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
• 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

• 2 parking spots
• Built 1998
• Listed 203 days

Property features AI

Finance

• Financial info: Annual tax amount listed (not included per instructions)
• HOA & community: Clubhouse

Exterior

• Parking: 2 open/uncovered parking spaces
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured home; Single-story; Entry at ground level; Built/standing condition; Facing not specified
• Construction: Built 2025 (effective year); Other construction materials; Wood roof
• Exterior features: Covered deck; Landscaping: full

Interior

• Kitchen: Updated kitchen; Free standing range/oven; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Updated kitchen; Free standing range/oven; Shades on windows; No basement; Seven total rooms; Single level living; Ground level accessible kitchen
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $998 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (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); West Point Jr High (math 43% / reading 44%, grade D, #51 of 138 statewide, top 38%, 1,469 students, 15% FRL); Syracuse High (math 27% / reading 45%, grade F, #90 of 171 statewide, top 53%, 2,452 students, 13% FRL) — zoned schools at 23% FRL track the district average.
• 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 $449 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 + 2.2% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $13k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 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. 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: 2.82% ✓
• Cap rate: 24.72%
• Cash-on-cash: 65.81%
• DSCR: 3.93
• GRM: 3.0

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: 64.2%
• Equity multiple: 3.84×
• Total profit: $51,696
• Equity at exit: $9,692

10-year hold

• IRR: 68.3%
• Equity multiple: 7.67×
• Total profit: $121,442
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $998

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,043	-5% $1,021	+0% $998	+5% $976	+10% $953
Rent	-10% $853	-5% $926	+0% $998	+5% $1,071	+10% $1,143
Rate	-1.0pp $1,031	-0.5pp $1,015	base $998	+0.5pp $981	+1.0pp $964

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: $16,250
• Closing costs: $1,950
• 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	$1,716	$1.62	15d	2	0.67mi
684 W 800 N Clearfield, UT	2.0	1.0–1.5	831	$1,315	$1.58	25d	1	0.73mi
101 N 2000 W West Point, UT	1.0–2.0	1.0–2.0	970	$1,953	$2.01	15d	9	0.86mi
326 S 1550 W Syracuse, UT	1.0–4.0	1.0–2.5	1545	$2,216	$1.43	15d	37	0.89mi
75 W 250 N Clearfield, UT	2.0	2.0	896	$1,424	$1.59	25d	1	1.29mi
54 W 250 N Apt 2 Clearfield, UT	2.0	1.0	900	$1,095	$1.22	25d	1	1.32mi
373 N 2625 W West Point, UT	2.0	1.0	800	$1,350	$1.69	15d	1	1.34mi
101 N Main St Clearfield, UT	1.0–3.0	1.0–2.0	1040	$1,844	$1.77	15d	8	1.37mi

Listing history 9 events

1. 2026-05-31
   status $65,000 Under Contract 203 DOM
2. 2026-05-08
   price $65,000
3. 2026-03-02
   price $70,000
4. 2026-01-07
   price $75,000
5. 2025-11-07
   listed $78,000 Active
6. 2018-05-11
   soldstatus Sold 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

7. 2018-05-05
   status Under Contract 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

8. 2018-03-27
   price $12,500 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

9. 2018-02-28
   listed $14,900 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: $21,985
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$1,891
• Taxable income: $11,636
• Est. tax owed @ 24.0%: −$2,793
• After-tax cash flow: $9,185/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

+336.2% since first listed

8 events — show timeline

• 2026-05-08 Price Changed $65,000 WFRMLS
• 2026-03-02 Price Changed $70,000 WFRMLS
• 2026-01-07 Price Changed $75,000 WFRMLS
• 2025-11-07 Listed $78,000 WFRMLS
• 2018-05-11 Sold (MLS) — WFRMLS
• 2018-05-05 Pending — WFRMLS
• 2018-03-27 Price Changed $12,500 WFRMLS
• 2018-02-28 Listed $14,900 WFRMLS