935 E 3000 N #175 · Layton, UT 84040

$44,995

3 bd · 2.0 ba · 1,000 sqft · Manufactured · 176 Days on market

Built 1984 435 sqft lot $995/mo HOA · 46% 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).

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

Listing remarks

Charming 3-Bed, 2-Bath Mobile Home in Quiet Community with Pool Access! Welcome home to this well-maintained 3-bedroom, 2-bathroom mobile home located in a peaceful and friendly community. Move-in ready and filled with potential, this home offers comfortable living with a spacious layout, perfect for families or anyone looking to downsize without compromise. Enjoy access to community amenities, including a sparkling pool - ideal for relaxing or entertaining on warm days. Don't miss out on this affordable opportunity to live in a serene setting with great features!

Key facts

• Pool access
• Community amenities
• 2 parking spots

Tags

• POOL ACCESS
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Subdivision: QUAIL RIDGE; Zoned for single-family
• HOA & community: Homeowners association with monthly fee; HOA fee $995 per month; Community clubhouse, management, playground, pool; pet rules (pets permitted)

Exterior

• Parking: Covered carport (2 spaces); Total of 2 parking spaces
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary and secondary water connected
• Home design: Mobile-style single-family residence; Faces north; Single-story; Residential use
• Construction: Asbestos shingle roof; Built/standing condition
• Exterior features: Covered deck; Walkout; In-ground fenced private pool; Paved road access; Landscaped yard

Interior

• Kitchen: Refrigerator; Free standing range/oven
• Bedrooms: Three main-level bedrooms; Primary bedroom on first floor
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Primary bathroom; Free standing range/oven; Blinds and drapes (partial); Single-level living; 8 total rooms; No basement
• Laundry & utility: Utilities connected (see Utilities section)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

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: Mountain View School (math 50% / reading 50%, grade D+, #161 of 585 statewide, top 29%, 781 students, 21% 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).
• Market conditions: 188 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $3k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.
• Climate carrying-cost: moderate flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,595 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.84% ✓
• Cap rate: 17.31%
• Cash-on-cash: 39.34%
• DSCR: 2.75
• GRM: 1.7

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: 36.4%
• Equity multiple: 2.56×
• Total profit: $19,658
• Equity at exit: $6,709

10-year hold

• IRR: 43.4%
• Equity multiple: 5.26×
• Total profit: $53,607
• Equity at exit: $3,890

Cash invested: $12,599 (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 84040

• Active inventory: 188
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $2,176 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$995
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $413

Break-even live

Break-even rent $1,653

Max offer price $44,995

Occupancy floor 76%

Sensitivity live

Price	-10% $444	-5% $429	+0% $413	+5% $397	+10% $382
Rent	-10% $241	-5% $327	+0% $413	+5% $499	+10% $585
Rate	-1.0pp $436	-0.5pp $424	base $413	+0.5pp $401	+1.0pp $389

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: $11,249
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3306 N Fairfield Rd Unit B Layton, UT	2.0	2.0	1250	$1,900	$1.52	20d	1	0.22mi
3306 N Fairfield Rd Unit A Layton, UT	2.0	2.0	1200	$1,850	$1.54	20d	1	0.22mi
1375 East Layton, UT	1.0–3.0	1.0–2.5	1212	$2,375	$1.96	15d	14	0.51mi
2925 N Church St Layton, UT	1.0–3.0	1.0–2.0	960	$1,699	$1.77	15d	6	0.53mi
3310 N 1750 E Layton, UT	2.0–3.0	2.5	1510	$2,227	$1.47	15d	5	0.85mi
2525 N Hill Field Rd Layton, UT	2.0	1.0	775	$1,659	$2.14	24d	1	1.38mi
2955 N 400 W Layton, UT	2.0	1.0	581	$1,417	$2.44	15d	45	1.41mi

HOA detail

• Monthly dues: $995 · $11,940/yr
• Likely covers: pool

Listing history 42 events

1. 2026-06-21
   days on market $44,995 Active 176 DOM
2. 2026-06-18
   days on market $44,995 Active 173 DOM
3. 2026-06-17
   days on market $44,995 Active 172 DOM
4. 2026-06-16
   days on market $44,995 Active 171 DOM
5. 2026-06-15
   days on market $44,995 Active 170 DOM
6. 2026-06-14
   days on market $44,995 Active 168 DOM
7. 2026-06-13
   days on market $44,995 Active 167 DOM
8. 2026-06-10
   pricedays on market $44,995 Active 165 DOM
9. 2026-06-09
   days on market $45,995 Active 164 DOM
10. 2026-06-08
    days on market $45,995 Active 163 DOM
11. 2026-06-07
    pricedays on market $45,995 Active 162 DOM
12. 2026-06-05
    days on market $47,995 Active 159 DOM
13. 2026-06-03
    days on market $47,995 Active 158 DOM
14. 2026-06-02
    days on market $47,995 Active 157 DOM
15. 2026-06-01
    days on market $47,995 Active 156 DOM
16. 2026-05-31
    days on market $47,995 Active 155 DOM
17. 2026-05-31
    days on market $47,995 Active 154 DOM
18. 2026-05-13
    status Active
19. 2026-05-13
    price $47,995
20. 2026-05-07
    historical Backup
21. 2026-04-24
    price $45,975
22. 2026-03-26
    price $45,985
23. 2026-01-09
    price $45,995
24. 2025-12-27
    listed $47,995 Active
25. 2025-12-26
    historical
26. 2025-12-15
    price $47,994
27. 2025-12-02
    price $48,994
28. 2025-11-19
    price $49,994
29. 2025-10-23
    price $49,995
30. 2025-10-08
    price $51,995
31. 2025-10-07
    price $52,997
32. 2025-09-25
    price $56,988
33. 2025-09-07
    listed $59,988 Active
34. 2025-08-26
    historical
35. 2025-08-20
    price $60,000
36. 2025-08-04
    price $65,000
37. 2025-05-06
    price $67,000
38. 2025-04-11
    listed $68,000 Active
39. 2022-05-17
    soldstatus Closed
40. 2022-04-15
    status Under Contract
41. 2022-03-29
    listed $72,000 Active
42. 2021-10-29
    listed $45,000 Active

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 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: $26,111
• − Mortgage interest: −$2,520
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − HOA: −$11,940
• − Depreciation: −$1,309
• Taxable income: $5,264
• Est. tax owed @ 24.0%: −$1,263
• After-tax cash flow: $3,693/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): 28,509
• Household income: $128,365
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 137.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 7% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 5% Slovak 5% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% Tagalog/Filipino 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: ▼ -328.02%
• Current HPI: 295.6671
• 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

+6.7% since first listed

25 events — show timeline

• 2026-05-13 Relisted — WFRMLS
• 2026-05-13 Price Changed $47,995 WFRMLS
• 2026-05-07 Contingent — WFRMLS
• 2026-04-24 Price Changed $45,975 WFRMLS
• 2026-03-26 Price Changed $45,985 WFRMLS
• 2026-01-09 Price Changed $45,995 WFRMLS
• 2025-12-27 Listed $47,995 WFRMLS
• 2025-12-26 Listing Removed — WFRMLS
• 2025-12-15 Price Changed $47,994 WFRMLS
• 2025-12-02 Price Changed $48,994 WFRMLS
• 2025-11-19 Price Changed $49,994 WFRMLS
• 2025-10-23 Price Changed $49,995 WFRMLS
• 2025-10-08 Price Changed $51,995 WFRMLS
• 2025-10-07 Price Changed $52,997 WFRMLS
• 2025-09-25 Price Changed $56,988 WFRMLS
• 2025-09-07 Listed $59,988 WFRMLS
• 2025-08-26 Listing Removed — WFRMLS
• 2025-08-20 Price Changed $60,000 WFRMLS
• 2025-08-04 Price Changed $65,000 WFRMLS
• 2025-05-06 Price Changed $67,000 WFRMLS
• 2025-04-11 Listed $68,000 WFRMLS
• 2022-05-17 Sold (MLS) — WFRMLS
• 2022-04-15 Pending — WFRMLS
• 2022-03-29 Listed $72,000 WFRMLS
• 2021-10-29 Listed $45,000 WFRMLS