24 Grover St · Layton, UT 84041

$38,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 140 Days on market

Built 1971 435 sqft lot $866/mo HOA · 50% of rent ↓ 15% 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
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NOW OFFERING SELLER FINANCING!!!! FRESHLY PAINTED EXTERIOR!!! LOT RENT $866!!! YOU CAN RENT IN THIS PARK!! WELCOME TO THE NEIGHBORHOOD! This charming 2 bed one bath home is in a great location in the middle of Layton. Really close to shopping and freeway access! This home offers a large amount of living space and situated perfectly for a small family or someone who wants to live alone! Come check it out today!

Key facts

• Built 1971
• Listed 140 days

Property features AI

Finance

• HOA & community: HOA with monthly fee (approximately $866) covering water, sewer and trash; Community amenities include a clubhouse; pets permitted with rules

Exterior

• Utilities: Natural gas connected; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home; Property is built and currently standing; Above-grade finished living area approximately 980
• Construction: Slab foundation; No basement
• Exterior features: Small lot (approximately 0.01 acres)

Interior

• Kitchen: Refrigerator included
• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom
• Interior features: Includes refrigerator
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $38k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $38k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#11 in UT, #457 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• 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: Layton School (math 37% / reading 37%, grade F, #355 of 585 statewide, top 63%, 573 students, 26% FRL); Fairfield Jr High (math 60% / reading 58%, grade B, #6 of 138 statewide, top 4%, 1,026 students, 18% FRL); Layton High (math 27% / reading 46%, grade F, #86 of 171 statewide, top 52%, 2,242 students, 16% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: Rents rising (+1.3%/yr); 342 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $263 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 + 1.3% rent growth), your $11k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 50% of rent.

Recommended offer $33,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 4.60% ✓
• Cap rate: 14.24%
• Cash-on-cash: 28.37%
• DSCR: 2.26
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.3% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 1.70×
• Total profit: $7,482
• Equity at exit: $5,666

10-year hold

• IRR: 23.7%
• Equity multiple: 2.67×
• Total profit: $17,760
• Equity at exit: $3,286

Cash invested: $10,640 (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 84041

• Rents YoY: 1.3%
• Active inventory: 342
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$48 /mo · $570/yr
• Insurance: −$16
• HOA: −$866
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $252

Break-even live

Break-even rent $1,429

Max offer price $38,000

Occupancy floor 81%

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 S Main St Layton, UT	1.0–2.0	1.0–2.0	873	$1,550	$1.77	14d	3	0.35mi
105 S Main St Layton, UT	2.0	1.0–2.0	983	$2,300	$2.34	23d	1	0.46mi
460 E Elm St Unit 3 Layton, UT	2.0	1.0	1050	$1,595	$1.52	14d	1	0.85mi
488 Elm St Layton, UT	2.0	1.5	1000	$1,295	$1.29	23d	1	0.87mi
355 E Knowlton St Layton, UT	2.0	1.0	797	$1,351	$1.69	14d	5	0.88mi
1150 W 825 N Layton, UT	1.0–3.0	1.0–2.0	999	$1,850	$1.85	14d	7	1.06mi
1125 N Main St Layton, UT	1.0–3.0	1.0–2.0	1075	$1,644	$1.53	14d	10	1.27mi
811 S Main St Apt 10 Layton, UT	2.0	1.0	990	$1,300	$1.31	21d	1	1.29mi
540 W 1425 N Layton, UT	1.0–2.0	1.0–2.0	600	$1,475	$2.46	13d	8	1.32mi
250 N Adamswood Rd Layton, UT	1.0–2.0	1.0–2.0	833	$1,755	$2.11	14d	9	1.45mi
1225 E Gentile St Layton, UT	1.0–2.0	1.0–2.0	789	$1,426	$1.81	13d	2	1.49mi

HOA detail

• Monthly dues: $866 · $10,392/yr

Listing history 21 events

1. 2026-06-18
   days on market $38,000 Active 140 DOM
2. 2026-06-17
   days on market $38,000 Active 139 DOM
3. 2026-06-16
   days on market $38,000 Active 138 DOM
4. 2026-06-15
   days on market $38,000 Active 137 DOM
5. 2026-06-14
   days on market $38,000 Active 135 DOM
6. 2026-06-13
   days on market $38,000 Active 134 DOM
7. 2026-06-10
   days on market $38,000 Active 132 DOM
8. 2026-06-09
   days on market $38,000 Active 131 DOM
9. 2026-06-09
   price $38,000 Active 130 DOM
10. 2026-06-08
    days on market $40,999 Active 130 DOM
11. 2026-06-07
    days on market $40,999 Active 129 DOM
12. 2026-06-05
    days on market $40,999 Active 126 DOM
13. 2026-06-03
    days on market $40,999 Active 125 DOM
14. 2026-06-02
    days on market $40,999 Active 124 DOM
15. 2026-06-01
    days on market $40,999 Active 123 DOM
16. 2026-05-31
    days on market $40,999 Active 122 DOM
17. 2026-05-31
    days on market $40,999 Active 121 DOM
18. 2026-05-06
    price $40,999
19. 2026-03-10
    price $41,000
20. 2026-02-11
    price $44,000
21. 2026-01-29
    listed $48,000 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 7 d/yr ≥95°F today · 18 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: $20,964
• − Mortgage interest: −$2,129
• − Property taxes: −$570
• − Insurance: −$190
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − HOA: −$10,392
• − Depreciation: −$1,105
• Taxable income: $3,224
• Est. tax owed @ 24.0%: −$774
• After-tax cash flow: $2,245/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 — Layton

• Score: 86/100
• State rank: #11
• US rank: #457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Layton, UT
• County: Davis County · 341,755 people
• City population: 83,689
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 55,180
• Household income: $89,604
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1058.0

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 17% Two or more races 10% Asian 2% Black 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Italian 2% Portuguese 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 11% Tagalog/Filipino 1% Other Indo-European 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: ▼ -173.00%
• Current HPI: 307.2627
• Rent YoY: ▲ 1.30%
• 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

-14.6% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $40,999 WFRMLS
• 2026-03-10 Price Changed $41,000 WFRMLS
• 2026-02-11 Price Changed $44,000 WFRMLS
• 2026-01-29 Listed $48,000 WFRMLS