3860 S Midland Dr S Unit A42 · Roy, UT 84067

$104,900

4 bd · 3.0 ba · 1,600 sqft · Manufactured · 1 Days on market

Built 1978 435 sqft lot $769/mo HOA · 35% 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 +25.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• 5 parking spots
• Community pool
• Built 1978

Property features AI

Finance

• HOA & community: Has homeowners association (Midland Community); Monthly association fee of $769; Association fee includes sewer, trash and water; Community clubhouse, playground, hiking trails and pool

Exterior

• Parking: Total 5 parking spaces; 1 covered/carport space; 4 open parking spaces; RV parking
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water
• Home design: Mobile home; Single-level living; Built and currently standing; Residential use; View: Mountain
• Construction: Asphalt roof; Built/standing construction
• Exterior features: Covered patio; In-ground fenced pool; Mountain view; Landscaped

Interior

• Kitchen: Updated kitchen; Range hood; Refrigerator; Disposal
• Bedrooms: 4 main-level bedrooms
• Flooring: Vinyl
• Bathrooms: 3 three-quarter bathrooms
• Heating & cooling: Forced air heating; Central air conditioning; Has heating and cooling
• Interior features: Primary bathroom; Updated kitchen; Disposal; Range hood; Refrigerator; 11 total rooms; No basement
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).

Location & tenants

• Location reads 81/100 on livability (#32 in UT, #1,449 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, commute A; Watch: amenities F.
• Weber District (suburban): math 36% / reading 35% proficiency, ranked #56 of 80 in UT (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Park School (math 32% / reading 32%, grade F, #419 of 585 statewide, top 72%, 467 students, 50% FRL); Roy Jr High (math 23% / reading 25%, grade F, #123 of 138 statewide, top 90%, 1,008 students, 37% FRL); Roy High (math 15% / reading 39%, grade F, #131 of 171 statewide, top 79%, 1,834 students, 28% FRL).
• Market conditions: Rents soft (-0.5%/yr); 203 active listings in the ZIP; 19 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; 1,630 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 $725 of loan paydown is wiped out by about $3k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $104,900

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.11% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.50%
• DSCR: 1.47
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.77×
• Total profit: $-6,619
• Equity at exit: $15,641

10-year hold

• IRR: -5.4%
• Equity multiple: 0.74×
• Total profit: $-7,733
• Equity at exit: $9,070

Cash invested: $29,372 (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 84067

• Rents YoY: -0.5%
• Active inventory: 203
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,216 high
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• HOA: −$769
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $257

Break-even live

Break-even rent $1,891

Max offer price $104,900

Occupancy floor 83%

Sensitivity live

Price	-10% $329	-5% $293	+0% $257	+5% $221	+10% $185
Rent	-10% $82	-5% $169	+0% $257	+5% $345	+10% $432
Rate	-1.0pp $310	-0.5pp $284	base $257	+0.5pp $230	+1.0pp $202

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2632 W 4050 S Roy, UT	5.0	3.0	2000	$2,100	$1.05	15d	1	0.21mi
2914 W 3885 S West Haven, UT	3.0	2.5	1440	$2,395	$1.66	24d	1	0.32mi
2778 W 4175 S #236 Roy, UT	3.0	2.5	2190	$2,000	$0.91	24d	1	0.37mi
4156 S 2825 W #215 Roy, UT	4.0	3.5	2100	$2,200	$1.05	15d	1	0.38mi
3560 Midland Dr West Haven, UT	1.0–3.0	1.0–2.0	932	$1,599	$1.71	15d	22	0.63mi
3243 W 3875 S #315 West Haven, UT	3.0	2.5	1780	$2,100	$1.18	20d	1	0.68mi
4389 S Locomotive DR Roy, UT	2.0–4.0	2.5–3.5	1651	$2,750	$1.67	15d	48	0.69mi
3405 S 2400 W West Haven, UT	1.0–3.0	1.0–2.0	978	$1,800	$1.84	24d	5	0.69mi
3728 S 3300 W West Haven, UT	3.0	2.5	1630	$2,095	$1.29	20d	1	0.76mi
3318 W 3745 S Ogden, UT	3.0	2.5	1579	$1,895	$1.20	15d	1	0.78mi
3321 W 3785 S Unit 4007 West Haven, UT	3.0	2.5	1600	$1,995	$1.25	20d	1	0.78mi
3330 W 4000 S West Haven, UT	1.0–3.0	1.0–2.0	1048	$2,072	$1.98	15d	22	0.80mi
3384 W 4225 S West Haven, UT	4.0	3.0	1759	$2,495	$1.42	24d	1	0.91mi
2015 Carson Ave West Haven, UT	3.0	2.5	2049	$2,500	$1.22	24d	1	0.96mi
3330 S Midland Dr West Haven, UT	1.0–3.0	1.0–2.5	1000	$1,750	$1.75	15d	3	1.03mi
3327 W 4350 S West Haven, UT	5.0	3.0	1870	$2,495	$1.33	15d	1	1.04mi
4719 S 2900 W Roy, UT	4.0	3.0	2160	$2,500	$1.16	24d	1	1.09mi
2112 W 3300 S West Haven, UT	1.0–3.0	1.0–2.0	975	$1,772	$1.82	15d	15	1.11mi
4499 S 1930 W Roy, UT	1.0–3.0	1.0–2.5	1106	$2,162	$1.95	15d	11	1.21mi

HOA detail

• Monthly dues: $769 · $9,228/yr

Listing history 2 events

1. 2026-06-19
   remarks 255-char remark
2. 2026-06-19
   listed $104,900 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 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,597
• − Mortgage interest: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$524
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − HOA: −$9,228
• − Depreciation: −$3,052
• Taxable income: $2,087
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $2,583/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: Weber District
• NCES district ID: 4901200
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $65,750
• Composite: 32.28/100
• National rank: #5757
• State rank: #56 of 80 in UT

Livability — Roy

• Score: 81/100
• State rank: #32
• US rank: #1449

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roy, UT
• County: Weber County · 260,557 people
• City population: 38,794
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 38,794
• Household income: $91,115
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 216.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 19% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 4% Italian 4% Portuguese 3%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -284.84%
• Current HPI: 323.642
• Rent YoY: ▼ -0.45%
• 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

+162.9% since first listed

8 events — show timeline

• 2026-06-19 Listed $104,900 WFRMLS
• 2018-02-28 Sold (MLS) — WFRMLS
• 2018-02-16 Pending — WFRMLS
• 2018-01-24 Price Changed $30,000 WFRMLS
• 2018-01-24 Price Changed $35,000 WFRMLS
• 2018-01-17 Listed $40,000 WFRMLS
• 1999-03-26 Listing Removed — WFRMLS
• 1998-03-26 Listed $39,900 WFRMLS