900 Century Dr · Ogden, UT 84404

$50,000

3 bd · 2.0 ba · 1,065 sqft · Manufactured · 239 Days on market

Built 1998

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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 +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Key facts

• Built 1998
• Listed 239 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (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: 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.
• Zoned schools: Heritage School (math 21% / reading 25%, grade F, #501 of 585 statewide, top 86%, 638 students, 100% FRL); Highland Junior High (math 12% / reading 18%, grade F, #135 of 138 statewide, top 98%, 715 students, 0% FRL); Ben Lomond High (math 11% / reading 28%, grade F, #158 of 171 statewide, top 94%, 1,169 students, 44% FRL) — zoned schools average 48% FRL vs 75% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.3%/yr); 625 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 28y 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 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: 3.66% ✓
• Cap rate: 32.66%
• Cash-on-cash: 94.17%
• DSCR: 5.19
• GRM: 2.3

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: 94.3%
• Equity multiple: 5.33×
• Total profit: $60,678
• Equity at exit: $7,455

10-year hold

• IRR: 96.9%
• Equity multiple: 10.86×
• Total profit: $138,100
• Equity at exit: $4,323

Cash invested: $14,000 (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: 625
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,828 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $1,099

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 35%

Sensitivity live

Price	-10% $1,133	-5% $1,116	+0% $1,099	+5% $1,081	+10% $1,064
Rent	-10% $954	-5% $1,026	+0% $1,099	+5% $1,171	+10% $1,243
Rate	-1.0pp $1,124	-0.5pp $1,111	base $1,099	+0.5pp $1,086	+1.0pp $1,073

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 Century Dr Ogden, UT	2.0	2.5	1357	$1,800	$1.33	25d	1	0.09mi
1075 Century Dr Ogden, UT	2.0	1.0–2.0	731	$1,599	$2.19	25d	1	0.28mi
561 S 375 W Ogden, UT	4.0	2.0	1112	$2,200	$1.98	15d	1	0.28mi
407 W 12th St Ogden, UT	2.0	1.0–2.0	694	$1,650	$2.38	25d	1	0.41mi
231 W 12th St Ogden, UT	1.0–2.0	1.0–2.0	813	$1,544	$1.90	15d	14	0.50mi
117 4th St S Unit 119 Ogden, UT	3.0	2.5	1500	$1,899	$1.27	25d	1	0.66mi
348 8th St Ogden, UT	2.0	1.0	1037	$1,695	$1.63	25d	1	0.82mi
940 Kiesel Ave Ogden, UT	2.0	1.0	708	$1,200	$1.69	25d	1	0.83mi
1658 Gibson Ave Ogden, UT	2.0	2.0	1057	$1,800	$1.70	22d	1	0.87mi
1690 S 250 W Ogden, UT	1.0–3.0	1.0–2.5	1145	$2,314	$2.02	25d	14	0.93mi
324 14th St Ogden, UT	2.0	2.0	936	$1,495	$1.60	25d	1	0.97mi
1324 Washington Blvd Ogden, UT	2.0	1.0	1152	$1,200	$1.04	25d	1	1.06mi
455 2nd St Ogden, UT	1.0–2.0	1.0–2.0	838	$1,499	$1.79	15d	5	1.16mi
200 N Harrisville Rd Ogden, UT	2.0	1.0	750	$1,400	$1.87	25d	1	1.23mi
260 West Ogden, UT	1.0–3.0	1.0–2.0	970	$1,880	$1.94	25d	1	1.26mi
462 Canyon Rd Ogden, UT	2.0	1.0	900	$930	$1.03	25d	1	1.28mi
381 N Washington Blvd Ogden, UT	1.0–3.0	1.0–2.0	1062	$1,683	$1.58	15d	15	1.29mi
643 12th St Ogden, UT	3.0	2.5	1385	$1,935	$1.40	25d	1	1.31mi
662 4th St Ogden, UT	3.0	1.0	1382	$1,950	$1.41	25d	1	1.34mi
615 15th St Ogden, UT	2.0	1.0	1097	$1,000	$0.91	25d	1	1.41mi

Listing history 23 events

1. 2026-06-03
   days on market $50,000 Active 239 DOM
2. 2026-06-02
   days on market $50,000 Active 238 DOM
3. 2026-06-01
   days on market $50,000 Active 237 DOM
4. 2026-05-31
   days on market $50,000 Active 236 DOM
5. 2026-05-31
   days on market $50,000 Active 235 DOM
6. 2025-10-07
   listed $50,000 Active
7. 2017-10-13
   historical
8. 2017-06-28
   status Under Contract
9. 2017-05-29
   historical
10. 2017-04-21
    listed $35,000 Active
11. 2016-12-04
    listed $50,000 Active
12. 2006-05-08
    historical
13. 2005-11-07
    listed $44,900
14. 2005-10-31
    historical
15. 2005-04-21
    listed $45,000
16. 2001-11-06
    soldstatus
17. 2001-07-10
    listed $29,900
18. 1999-12-29
    historical
19. 1999-11-11
    historical
20. 1999-07-11
    listed $29,000
21. 1999-05-30
    historical
22. 1999-05-26
    listed $20,000
23. 1998-06-22
    listed $23,000

ⓘ 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: $21,938
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$1,455
• Taxable income: $13,173
• Est. tax owed @ 24.0%: −$3,161
• After-tax cash flow: $10,023/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

+117.4% since first listed

18 events — show timeline

• 2025-10-07 Listed $50,000 ForSaleByOwner.com
• 2017-10-13 Listing Removed — WFRMLS
• 2017-06-28 Pending — WFRMLS
• 2017-05-29 Listing Removed — WFRMLS
• 2017-04-21 Listed $35,000 WFRMLS
• 2016-12-04 Listed $50,000 WFRMLS
• 2006-05-08 Listing Removed — WFRMLS
• 2005-11-07 Listed $44,900 WFRMLS
• 2005-10-31 Listing Removed — WFRMLS
• 2005-04-21 Listed $45,000 WFRMLS
• 2001-11-06 Sold (MLS) — WFRMLS
• 2001-07-10 Listed $29,900 WFRMLS
• 1999-12-29 Listing Removed — WFRMLS
• 1999-11-11 Listing Removed — WFRMLS
• 1999-07-11 Listed $29,000 WFRMLS
• 1999-05-30 Listing Removed — WFRMLS
• 1999-05-26 Listed $20,000 WFRMLS
• 1998-06-22 Listed $23,000 WFRMLS