900 Century Dr #17 · Ogden, UT 84404

$60,000

3 bd · 2.0 ba · 1,000 sqft · Manufactured · 56 Days on market

Built 1976 Good condition 435 sqft lot $935/mo HOA · 51% of rent

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Why this score? — see what drove the C 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 +21.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover your new home just moments from shopping, set in a serene, well-maintained neighborhood. This freshly updated 3-bedroom, 2-bath mobile home offers a spacious layout with modern style and comfort. Move in Ready! Fully remodeled while retaining its original frame, the home features new custom LVP flooring, fresh paint, a beautifully updated kitchen, and newer stainless steel appliances-all included. Enjoy energy efficiency with double-pane windows and a newer membrane roof for ease of mind. The layout includes a private primary bedroom with an attached full bathroom for added convenience and comfort. Located in a family-friendly community with amenities like a basketball court, play

Key facts

• Double pane windows
• Basketball court
• Updated kitchen

Tags

• NEW CUSTOM LVP FLOORING
• UPDATED KITCHEN
• DOUBLE PANE WINDOWS
• NEWER MEMBRANE ROOF
• PRIVATE PRIMARY BEDROOM
• BASKETBALL COURT

Property features AI

Finance

• Other: Single-family zoning (R-1); Landscaping: full
• Financial info: $400 annual tax amount
• HOA & community: Part of Ginger HOA; Monthly HOA fee of $935; HOA covers grounds maintenance; Community clubhouse; RV parking; Maintenance and management services; Pets permitted (rules apply); Playground; Snow removal; Storage; Subdivision: WILLOW CREEK ESTATES

Exterior

• Parking: Attached garage; Carport (2 spaces); Total 5 parking spaces; 2 covered parking spaces; 3 open parking spaces; Common RV parking (40 ft)
• Utilities: Natural gas connected; Electricity connected; Water (culinary) connected; Public sewer connected
• Home design: Mobile home; Single-level living; East-facing; Agent-owned
• Construction: Aluminum construction; Membrane roof; Built/standing condition; Effective year built 2025
• Exterior features: Partially fenced lot; Deck (covered); Covered patio; Open patio; Open porch; Double-pane windows; Outdoor lighting

Interior

• Kitchen: Updated kitchen; Free-standing gas range; Microwave; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas central); Evaporative cooling
• Interior features: Primary bathroom; Updated kitchen; Free-standing gas range; Low VOC finishes; Blinds; Microwave; Refrigerator
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% 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); 611 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $415 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.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $45k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.03% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 2.7

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-4,698
• Equity at exit: $8,946

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $684
• Equity at exit: $5,188

Cash invested: $16,800 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$935
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $89

Break-even live

Break-even rent $1,708

Max offer price $60,000

Occupancy floor 90%

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: $15,000
• Closing costs: $1,800
• 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	23d	1	0.09mi
1075 Century Dr Ogden, UT	2.0	1.0–2.0	731	$1,599	$2.19	23d	1	0.28mi
561 S 375 W Ogden, UT	4.0	2.0	1112	$2,200	$1.98	14d	1	0.28mi
407 W 12th St Ogden, UT	2.0	1.0–2.0	694	$1,650	$2.38	23d	1	0.41mi
231 W 12th St Ogden, UT	1.0–2.0	1.0–2.0	813	$1,544	$1.90	14d	14	0.50mi
117 4th St S Unit 119 Ogden, UT	3.0	2.5	1500	$1,899	$1.27	23d	1	0.66mi
348 8th St Ogden, UT	2.0	1.0	1037	$1,695	$1.63	23d	1	0.82mi
940 Kiesel Ave Ogden, UT	2.0	1.0	708	$1,200	$1.69	23d	1	0.83mi
1658 Gibson Ave Ogden, UT	2.0	2.0	1057	$1,800	$1.70	21d	1	0.87mi
1690 S 250 W Ogden, UT	1.0–3.0	1.0–2.5	1145	$2,314	$2.02	23d	14	0.93mi
324 14th St Ogden, UT	2.0	2.0	936	$1,495	$1.60	23d	1	0.97mi
1324 Washington Blvd Ogden, UT	2.0	1.0	1152	$1,200	$1.04	23d	1	1.06mi
455 2nd St Ogden, UT	1.0–2.0	1.0–2.0	838	$1,499	$1.79	14d	5	1.16mi
200 N Harrisville Rd Ogden, UT	2.0	1.0	750	$1,400	$1.87	23d	1	1.23mi
260 West Ogden, UT	1.0–3.0	1.0–2.0	970	$1,880	$1.94	23d	1	1.26mi
462 Canyon Rd Ogden, UT	2.0	1.0	900	$930	$1.03	23d	1	1.28mi
381 N Washington Blvd Ogden, UT	1.0–3.0	1.0–2.0	1062	$1,683	$1.58	14d	15	1.29mi
643 12th St Ogden, UT	3.0	2.5	1385	$1,935	$1.40	23d	1	1.31mi
662 4th St Ogden, UT	3.0	1.0	1382	$1,950	$1.41	23d	1	1.34mi
615 15th St Ogden, UT	2.0	1.0	1097	$1,000	$0.91	23d	1	1.41mi

HOA detail

• Monthly dues: $935 · $11,220/yr

Listing history 28 events

1. 2026-06-18
   days on market $60,000 Active 56 DOM
2. 2026-06-17
   days on market $60,000 Active 55 DOM
3. 2026-06-16
   days on market $60,000 Active 54 DOM
4. 2026-06-15
   days on market $60,000 Active 53 DOM
5. 2026-06-14
   days on market $60,000 Active 51 DOM
6. 2026-06-13
   pricedays on market $60,000 Active 50 DOM
7. 2026-06-10
   days on market $74,999 Active 48 DOM
8. 2026-06-09
   days on market $74,999 Active 47 DOM
9. 2026-06-08
   days on market $74,999 Active 46 DOM
10. 2026-06-07
    days on market $74,999 Active 45 DOM
11. 2026-06-05
    days on market $74,999 Active 42 DOM
12. 2026-06-03
    days on market $74,999 Active 41 DOM
13. 2026-06-02
    days on market $74,999 Active 40 DOM
14. 2026-06-01
    days on market $74,999 Active 39 DOM
15. 2026-05-31
    days on market $74,999 Active 38 DOM
16. 2026-05-31
    pricedays on market $74,999 Active 37 DOM
17. 2026-05-01
    price $89,999
18. 2026-04-23
    listed $105,000 Active
19. 2024-08-15
    historical $1,595
20. 2024-08-12
    historical
21. 2024-08-03
    price $1,595
22. 2024-07-23
    price $59,900
23. 2024-07-23
    price $1,895
24. 2024-07-09
    price $1,695
25. 2024-06-24
    listed $69,000 Active
26. 2024-06-21
    listed $1,595
27. 2024-06-19
    historical
28. 2024-04-09
    listed $75,000 Active

ⓘ 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: $21,846
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − HOA: −$11,220
• − Depreciation: −$1,745
• Taxable income: $825
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $865/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready manufactured home is in excellent condition with recent updates, including new flooring, kitchen appliances, and paint. It offers a good investment opportunity with potential for further value enhancement through exterior painting and landscaping.

Value-add opportunities

• Resale Painting the exterior — Enhances curb appeal and can increase property value
• Resale Landscaping improvements — Enhances curb appeal and can increase property value
• Both Adding smart home features — Improves convenience and can increase property value
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and can increase property value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior — Enhances curb appeal and can increase property value ↑
• Resale Landscaping improvements — Enhances curb appeal and can increase property value ↑
• Both Adding smart home features — Improves convenience and can increase property value ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and can increase property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+20.0% since first listed

12 events — show timeline

• 2026-05-01 Price Changed $89,999 WFRMLS
• 2026-04-23 Listed $105,000 WFRMLS
• 2024-08-15 Rental Removed $1,595 BUILDIUM
• 2024-08-12 Listing Removed — WFRMLS
• 2024-08-03 Price Changed $1,595 BUILDIUM
• 2024-07-23 Price Changed $59,900 WFRMLS
• 2024-07-23 Price Changed $1,895 BUILDIUM
• 2024-07-09 Price Changed $1,695 BUILDIUM
• 2024-06-24 Listed $69,000 WFRMLS
• 2024-06-21 Listed for Rent $1,595 BUILDIUM
• 2024-06-19 Listing Removed — WFRMLS
• 2024-04-09 Listed $75,000 WFRMLS