2600 N Hill Field Rd #71 · Layton, UT 84041

$59,900

3 bd · 1.5 ba · 924 sqft · Manufactured · 72 Days on market

Built 1975 Fair condition 4,356 sqft lot $1023/mo HOA · 59% of rent ↓ 8% since listing

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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
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.2/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Washer and dryer
• Well-kept park
• 4,356 sq ft lot

Tags

• FULLY EQUIPPED KITCHEN
• WASHER AND DRYER
• LOW-MAINTENANCE LIVING
• WELL-KEPT PARK

Property features AI

Finance

• HOA & community: Homeowners association: Lakeview Estates; Monthly association fee; Association fees include trash and water; Community amenities: clubhouse, RV parking, management, pet rules (pets permitted), picnic area, playground, snow removal, trash, water

Exterior

• Parking: Covered carport with 2 spaces; Total of 2 parking spaces; Common RV parking available
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water connected
• Home design: Mobile home (single level living); Faces south; Residential use; Has view
• Construction: Clapboard/Masonite siding; Asphalt roof; Built/standing condition
• Exterior features: Covered deck; Covered entry/foyer; Storage shed(s); Paved road access; Mountain view; Landscaped

Interior

• Kitchen: Range/oven (free-standing); Refrigerator
• Bedrooms: Three main-level bedrooms; Primary bedroom on first floor
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One partial/half bathroom
• Heating & cooling: Central gas heating; Evaporative cooling
• Interior features: Primary bath with separate tub and shower; Disposal; Standard free-standing range/oven; Part window treatments
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-71 ($-855/yr) — negative.
• To cash-flow at today's rent, offer at most $50k (17.2% below list).
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $50k (17.2% 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: Lincoln School (math 13% / reading 16%, grade F, #559 of 585 statewide, top 96%, 703 students, 42% FRL); North Layton Jr High (math 39% / reading 40%, grade F, #75 of 138 statewide, top 56%, 1,009 students, 30% FRL); Northridge High (math 24% / reading 43%, grade F, #106 of 171 statewide, top 62%, 1,954 students, 23% FRL).
• Zoned-school proficiency averages 29% at this address vs 45% district-wide (-16 pts) — the specific schools serving this property underperform the Davis District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.3%/yr); 342 active listings in the ZIP; 16 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 $414 of loan paydown is wiped out by about $2k 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 72 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 59% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,585 (17.2% 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 72 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 2.89% ✓
• Cap rate: 4.86%
• Cash-on-cash: -5.10%
• DSCR: 0.77
• GRM: 2.9

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: -31.3%
• Equity multiple: 0.02×
• Total profit: $-16,499
• Equity at exit: $8,931

10-year hold

• IRR: -85.4%
• Equity multiple: -0.73×
• Total profit: $-29,084
• Equity at exit: $5,179

Cash invested: $16,772 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$1,023
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-71

Break-even live

Break-even rent $1,819

Max offer price $49,585

Occupancy floor 99%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 N Hill Field Rd Layton, UT	2.0	1.0	775	$1,659	$2.14	23d	1	0.16mi
2955 N 400 W Layton, UT	2.0	1.0	581	$1,417	$2.44	14d	45	0.40mi
1814 N 700 W Layton, UT	1.0–2.0	1.0–2.0	838	$1,734	$2.07	14d	10	0.90mi
1656 N 400 W Layton, UT	1.0–2.0	1.0–1.5	848	$1,584	$1.87	14d	10	0.96mi
1100 S 2000 E Clearfield, UT	1.0–3.0	1.0–2.0	895	$1,952	$2.18	13d	32	1.04mi
1300 S 1800 E Clearfield, UT	1.0–3.0	1.0–2.0	1113	$2,197	$1.97	14d	20	1.06mi
1902 E 700 S Clearfield, UT	1.0–3.0	1.0–2.0	1085	$2,415	$2.23	14d	21	1.14mi
540 W 1425 N Layton, UT	1.0–2.0	1.0–2.0	600	$1,475	$2.46	13d	8	1.22mi
1200 S 1500 E Clearfield, UT	1.0–2.0	1.0	815	$1,260	$1.55	14d	18	1.24mi
1428 W 1650 N Layton, UT	2.0	1.5	1000	$1,350	$1.35	23d	1	1.35mi
1448 W 1650 N Unit 3 Layton, UT	2.0	1.0	819	$1,120	$1.37	14d	1	1.38mi
1737 N 1450 W Layton, UT	2.0	1.0	750	$1,250	$1.67	23d	1	1.38mi
1600 N 1575 W Layton, UT	1.0–2.0	1.0–2.0	842	$1,800	$2.14	14d	8	1.41mi
900 S 1500 E Clearfield, UT	1.0–3.0	1.0–2.5	1175	$1,855	$1.58	13d	7	1.43mi
1505 N Angel St Layton, UT	2.0	1.5	1100	$1,417	$1.29	14d	3	1.45mi
1560 N Main St Layton, UT	1.0–2.0	1.0–2.0	1125	$1,400	$1.24	23d	8	1.50mi

HOA detail

• Monthly dues: $1,023 · $12,276/yr

Listing history 28 events

1. 2026-06-18
   days on market $59,900 Active 72 DOM
2. 2026-06-17
   days on market $59,900 Active 71 DOM
3. 2026-06-16
   days on market $59,900 Active 70 DOM
4. 2026-06-15
   days on market $59,900 Active 69 DOM
5. 2026-06-14
   days on market $59,900 Active 67 DOM
6. 2026-06-13
   days on market $59,900 Active 66 DOM
7. 2026-06-10
   days on market $59,900 Active 64 DOM
8. 2026-06-09
   days on market $59,900 Active 63 DOM
9. 2026-06-08
   days on market $59,900 Active 62 DOM
10. 2026-06-07
    days on market $59,900 Active 61 DOM
11. 2026-06-05
    days on market $59,900 Active 58 DOM
12. 2026-06-03
    days on market $59,900 Active 57 DOM
13. 2026-06-02
    days on market $59,900 Active 56 DOM
14. 2026-06-01
    days on market $59,900 Active 55 DOM
15. 2026-05-31
    days on market $59,900 Active 54 DOM
16. 2026-05-31
    days on market $59,900 Active 53 DOM
17. 2026-04-08
    price $59,900
18. 2026-04-07
    listed $59,500 Active
19. 2023-05-24
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2023-04-25
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2023-04-18
    historical Backup 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2023-04-05
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

23. 2023-03-16
    listed $55,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

24. 2022-01-04
    historical
25. 2021-11-02
    price $50,000
26. 2021-09-17
    status Active
27. 2021-09-13
    historical
28. 2021-09-03
    listed $65,000

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 17 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: $20,744
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − HOA: −$12,276
• − Depreciation: −$1,743
• Taxable loss: −$1,147
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $-580/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs to its exterior and kitchen, but has a good interior and floor plan. Upgrades to the exterior and kitchen would significantly increase its value.

Repairs flagged

• Major exterior siding — Significant wear and peeling
• Major exterior paint — Peeling and faded

Value-add opportunities

• Both paint exterior siding and paint — Enhances curb appeal and value
• Both replace kitchen appliances — Modernizes the space and increases appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and peeling	Major	$15,000–50,000
exterior paint · Peeling and faded	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior siding and paint — Enhances curb appeal and value ↑
• Both replace kitchen appliances — Modernizes the space and increases appeal ↑

ⓘ 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: 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

-7.8% since first listed

12 events — show timeline

• 2026-04-08 Price Changed $59,900 WFRMLS
• 2026-04-07 Listed $59,500 WFRMLS
• 2023-05-24 Sold (MLS) — WFRMLS
• 2023-04-25 Pending — WFRMLS
• 2023-04-18 Contingent — WFRMLS
• 2023-04-05 Pending — WFRMLS
• 2023-03-16 Listed $55,000 WFRMLS
• 2022-01-04 Listing Removed — WFRMLS
• 2021-11-02 Price Changed $50,000 WFRMLS
• 2021-09-17 Relisted — WFRMLS
• 2021-09-13 Listing Removed — WFRMLS
• 2021-09-03 Listed $65,000 WFRMLS