975 E 1175 S #40 · Fruit Heights, UT 84037

$48,000

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 19 Days on market

Built 1982 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 +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Outdoor recreation
• Covered carport
• Covered patio

Tags

• FULLY FENCED YARD
• COVERED PATIO
• COVERED CARPORT
• MOUNTAIN VIEWS
• OUTDOOR RECREATION

Property features AI

Finance

• HOA & community: Association pays sewer, trash and water; Association provides management and allows pets

Exterior

• Parking: Covered, secured parking; Two total parking spaces; Two covered/carport spaces; Has carport
• Security: Secured parking
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water and pressurized irrigation connected
• Home design: Manufactured home; Faces west; Residential use
• Construction: Aluminum construction materials; Membrane roof; Built/standing condition
• Exterior features: Awning(s); Double-pane windows; Foyer entry; Outbuildings; Covered patio; Open porch; Partially fenced yard; Paved road access; Manual full sprinkler system; Mountain view; Landscaping; Vegetable garden; Secured parking

Interior

• Kitchen: Updated kitchen; Free-standing range/oven; Garbage disposal
• Bedrooms: Two main-level bedrooms; Primary bedroom on the first floor
• Flooring: Carpet; Linoleum; Tile
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Electric forced-air heating; Evaporative cooling
• Interior features: Dry bar; Walk-in closet; Garbage disposal; Updated kitchen; Free-standing range/oven

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $48k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $47k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#54 in UT, #3,272 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F, health & safety F.
• 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: H C Burton School (math 61% / reading 60%, grade B-, #49 of 585 statewide, top 9%, 671 students, 10% FRL); Kaysville Jr High (math 76% / reading 52%, grade B+, #3 of 138 statewide, top 1%, 965 students, 11% FRL); Davis High (math 51% / reading 60%, grade C, #17 of 171 statewide, top 9%, 2,175 students, 8% FRL).
• Zoned-school proficiency averages 60% at this address vs 45% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Davis District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 194 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,461 units permitted in Davis County in 2024 (508 in 5+ unit buildings).
• This rent is only 17% of the median local income ($134k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $332 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 + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y ago; this cycle's ask has dropped $12k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,280 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.98% ✓
• Cap rate: 35.70%
• Cash-on-cash: 105.02%
• DSCR: 5.67
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.00×
• Total profit: $67,167
• Equity at exit: $7,157

10-year hold

• IRR: —
• Equity multiple: 12.54×
• Total profit: $155,072
• Equity at exit: $4,150

Cash invested: $13,440 (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 84037

• Active inventory: 194
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,909 medium
• Mortgage (P&I): −$252
• Tax est. 1.5%: −$60 /mo · $720/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $1,176

Break-even live

Break-even rent $420

Max offer price $48,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,209	-5% $1,193	+0% $1,176	+5% $1,160	+10% $1,143
Rent	-10% $1,025	-5% $1,101	+0% $1,176	+5% $1,252	+10% $1,327
Rate	-1.0pp $1,200	-0.5pp $1,188	base $1,176	+0.5pp $1,164	+1.0pp $1,151

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1099 Shepard Ln Farmington, UT	3.0	2.0	1500	$2,250	$1.50	24d	1	1.08mi
1091 Shepard Ln #1099 Farmington, UT	3.0	2.0	1500	$2,250	$1.50	24d	1	1.09mi
719 E 100 S Kaysville, UT	3.0	1.0	1275	$1,350	$1.06	24d	1	1.26mi
311 Flour Mill Dr Kaysville, UT	2.0	1.0	1200	$1,500	$1.25	24d	1	1.45mi

Listing history 14 events

1. 2026-06-21
   days on market $48,000 Active 19 DOM
2. 2026-06-18
   days on market $48,000 Active 16 DOM
3. 2026-06-17
   days on market $48,000 Active 15 DOM
4. 2026-06-16
   days on market $48,000 Active 14 DOM
5. 2026-06-15
   days on market $48,000 Active 13 DOM
6. 2026-06-14
   days on market $48,000 Active 11 DOM
7. 2026-06-13
   pricedays on market $48,000 Active 10 DOM
8. 2026-06-10
   days on market $59,900 Active 8 DOM
9. 2026-06-09
   days on market $59,900 Active 7 DOM
10. 2026-06-08
    days on market $59,900 Active 6 DOM
11. 2026-06-07
    days on market $59,900 Active 5 DOM
12. 2026-06-05
    days on market $59,900 Active 2 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $59,900 Active 1 DOM

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,906
• − Mortgage interest: −$2,689
• − Property taxes: −$720
• − Insurance: −$240
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − Depreciation: −$1,396
• Taxable income: $14,196
• Est. tax owed @ 24.0%: −$3,407
• After-tax cash flow: $10,708/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 — Fruit Heights

• Score: 76/100
• State rank: #54
• US rank: #3272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fruit Heights, UT
• County: Davis County · 341,755 people
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 39,415
• Household income: $134,375
• Rent vs Own: 9.9% rent · 90.1% own
• Severe rent burden: 67.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 5% Slovak 4% Iranian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 93% English-only · Spanish 4% Chinese 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: ▼ -326.72%
• Current HPI: 307.5433
• Rent YoY: —
• 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

+8.9% since first listed

20 events — show timeline

• 2026-06-02 Listed $59,900 WFRMLS
• 2025-06-13 Sold (MLS) — WFRMLS
• 2025-04-22 Pending — WFRMLS
• 2025-04-15 Price Changed $39,900 WFRMLS
• 2025-03-29 Price Changed $49,900 WFRMLS
• 2025-02-10 Price Changed $54,900 WFRMLS
• 2025-01-25 Price Changed $59,900 WFRMLS
• 2024-12-14 Price Changed $64,900 WFRMLS
• 2024-11-04 Listed $69,900 WFRMLS
• 2024-10-18 Listing Removed — WFRMLS
• 2024-10-02 Price Changed $74,500 WFRMLS
• 2024-09-09 Price Changed $79,500 WFRMLS
• 2024-08-19 Price Changed $84,900 WFRMLS
• 2024-08-12 Price Changed $87,500 WFRMLS
• 2024-08-06 Price Changed $92,500 WFRMLS
• 2024-07-31 Price Changed $95,900 WFRMLS
• 2024-07-20 Price Changed $98,900 WFRMLS
• 2024-07-09 Listed $105,000 WFRMLS
• 1999-09-14 Sold (MLS) — WFRMLS
• 1999-05-28 Listed $55,000 WFRMLS