1200 N Church · Layton, UT 84041

$49,900

3 bd · 2.0 ba · 924 sqft · Land · 38 Days on market

Built 1975 435 sqft lot $1150/mo HOA · 67% of rent

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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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.3/30.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Built 1975
• Listed 38 days

Property features AI

Exterior

• Parking: Uncovered open parking
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (potable) water connected
• Home design: Mobile home; Built and currently standing; Residential use
• Construction: Flat roof
• Exterior features: Covered deck

Interior

• Kitchen: Free-standing range/oven; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Free-standing range/oven; Refrigerator included; Laminate flooring; Slab foundation (no basement)

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $30k (38.9% below list).
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $30k (38.9% below list) — sets the bar for cash-flow.

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: King School (math 22% / reading 27%, grade F, #474 of 585 statewide, top 83%, 511 students, 33% FRL); Central Davis Jr High (math 43% / reading 42%, grade D-, #56 of 138 statewide, top 41%, 1,009 students, 29% FRL); Northridge High (math 24% / reading 43%, grade F, #106 of 171 statewide, top 62%, 1,954 students, 23% FRL).
• Market conditions: Rents rising (+1.3%/yr); 342 active listings in the ZIP; 10 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 $345 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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 67% of rent.

Recommended offer $30,488 (38.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 3.45% ✓
• Cap rate: 3.07%
• Cash-on-cash: -11.52%
• DSCR: 0.49
• GRM: 2.4

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: -47.4%
• Equity multiple: -0.35×
• Total profit: $-18,795
• Equity at exit: $7,440

10-year hold

• IRR: —
• Equity multiple: -1.57×
• Total profit: $-35,880
• Equity at exit: $4,314

Cash invested: $13,972 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,722 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$1,150
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-134

Break-even live

Break-even rent $1,892

Max offer price $30,488

Occupancy floor —

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1656 N 400 W Layton, UT	1.0–2.0	1.0–1.5	848	$1,584	$1.87	14d	10	1.06mi
250 N Adamswood Rd Layton, UT	1.0–2.0	1.0–2.0	833	$1,755	$2.11	14d	9	1.10mi
540 W 1425 N Layton, UT	1.0–2.0	1.0–2.0	600	$1,475	$2.46	13d	8	1.11mi
1225 E Gentile St Layton, UT	1.0–2.0	1.0–2.0	789	$1,426	$1.81	13d	2	1.17mi
105 S Main St Layton, UT	2.0	1.0–2.0	983	$2,300	$2.34	23d	1	1.23mi
488 Elm St Layton, UT	2.0	1.5	1000	$1,295	$1.29	23d	1	1.27mi
60 S Main St Layton, UT	1.0–2.0	1.0–2.0	873	$1,550	$1.77	14d	3	1.27mi
460 E Elm St Unit 3 Layton, UT	2.0	1.0	1050	$1,595	$1.52	14d	1	1.29mi
105 S Fairfield Rd Layton, UT	2.0	1.0	804	$1,496	$1.86	14d	2	1.33mi
1814 N 700 W Layton, UT	1.0–2.0	1.0–2.0	838	$1,734	$2.07	14d	10	1.40mi

HOA detail

• Monthly dues: $1,150 · $13,800/yr

Listing history 29 events

1. 2026-06-18
   days on market $49,900 Active 38 DOM
2. 2026-06-17
   days on market $49,900 Active 37 DOM
3. 2026-06-16
   days on market $49,900 Active 36 DOM
4. 2026-06-15
   days on market $49,900 Active 35 DOM
5. 2026-06-14
   days on market $49,900 Active 33 DOM
6. 2026-06-13
   days on market $49,900 Active 32 DOM
7. 2026-06-10
   days on market $49,900 Active 30 DOM
8. 2026-06-09
   days on market $49,900 Active 29 DOM
9. 2026-06-08
   days on market $49,900 Active 28 DOM
10. 2026-06-07
    days on market $49,900 Active 27 DOM
11. 2026-06-05
    days on market $49,900 Active 24 DOM
12. 2026-06-03
    days on market $49,900 Active 23 DOM
13. 2026-06-02
    days on market $49,900 Active 22 DOM
14. 2026-06-01
    days on market $49,900 Active 21 DOM
15. 2026-05-31
    days on market $49,900 Active 20 DOM
16. 2026-05-31
    days on market $49,900 Active 19 DOM
17. 2026-05-11
    listed $49,900 Active
18. 2006-03-21
    historical
19. 2005-10-13
    listed $19,999
20. 2005-04-21
    soldstatus 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2005-01-13
    listed $24,000 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2003-02-28
    historical
23. 2002-04-09
    listed $32,000
24. 2001-04-23
    soldstatus
25. 2000-12-09
    listed $34,900
26. 2000-11-25
    historical
27. 2000-10-17
    listed $25,000
28. 1994-07-29
    soldstatus
29. 1994-05-25
    soldstatus

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°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: $20,669
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − HOA: −$13,800
• − Depreciation: −$1,452
• Taxable loss: −$1,683
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $-1,206/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

+99.6% since first listed

13 events — show timeline

• 2026-05-11 Listed $49,900 WFRMLS
• 2006-03-21 Listing Removed — WFRMLS
• 2005-10-13 Listed $19,999 WFRMLS
• 2005-04-21 Sold (MLS) — WFRMLS
• 2005-01-13 Listed $24,000 WFRMLS
• 2003-02-28 Listing Removed — WFRMLS
• 2002-04-09 Listed $32,000 WFRMLS
• 2001-04-23 Sold (MLS) — WFRMLS
• 2000-12-09 Listed $34,900 WFRMLS
• 2000-11-25 Listing Removed — WFRMLS
• 2000-10-17 Listed $25,000 WFRMLS
• 1994-07-29 Sold (Public Records) — Public Records
• 1994-05-25 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $31,878 · +50.5% YoY. Source: county tax records.