3750 S Midland #34 · Roy, UT 84067

$200,000

3 bd · 2.0 ba · 1,600 sqft · Manufactured · 129 Days on market

Built 1995 4,791 sqft lot $250/mo HOA · 12% 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 +13.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• DSCR +4.0/10.0
• 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

• Covered deck
• Formal dining
• Club house

Tags

• FORMAL DINING
• COVERED DECK
• CLUB HOUSE
• POOL

Property features AI

Finance

• Other: Senior community; Subdivision: Country Meadows Community
• HOA & community: Homeowners association (monthly fee $250); HOA fee includes sewer, trash, and water; Community clubhouse; Community RV parking; Management; Pet rules (pets permitted); Pool; Snow removal; Trash service

Exterior

• Parking: Covered parking; One total parking space; One covered/carport space; Carport (1 space); Common RV parking
• Utilities: Natural gas connected; Electricity connected; Public sewer; Water connected
• Home design: Mobile-style home; Single-level living; Built and standing; Residential use; Single-family zoning
• Construction: Built and standing construction
• Exterior features: Covered deck; Outbuildings; Storm doors; Automatic partial sprinkler system; Mountain view; Flat terrain; Full landscaping; Private pool

Interior

• Kitchen: Range/oven (free standing); Range hood; Refrigerator; Garbage disposal
• Bedrooms: Three bedrooms on the main level; Primary bedroom on the first floor
• Flooring: Carpet; Linoleum
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Garbage disposal; Range/oven (free standing); Range hood; Refrigerator; Owned water softener; Full windows
• Laundry & utility: Electric dryer hookup; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $5 ($58/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.

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: Valley View School (math 22% / reading 26%, grade F, #488 of 585 statewide, top 84%, 336 students, 45% FRL); Sand Ridge Jr High (math 26% / reading 26%, grade F, #119 of 138 statewide, top 87%, 857 students, 40% 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); 207 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $6k 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 129 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 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?
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: 1.04% ✓
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 8.0

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: -20.1%
• Equity multiple: 0.32×
• Total profit: $-37,986
• Equity at exit: $29,821

10-year hold

• IRR: -23.6%
• Equity multiple: 0.01×
• Total profit: $-55,396
• Equity at exit: $17,292

Cash invested: $56,000 (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: 207
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$250
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $5

Break-even live

Break-even rent $2,066

Max offer price $200,000

Occupancy floor 95%

Sensitivity live

Price	-10% $143	-5% $74	+0% $5	+5% $-64	+10% $-133
Rent	-10% $-159	-5% $-77	+0% $5	+5% $87	+10% $169
Rate	-1.0pp $106	-0.5pp $56	base $5	+0.5pp $-47	+1.0pp $-100

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3560 Midland Dr West Haven, UT	1.0–3.0	1.0–2.0	932	$1,599	$1.71	16d	22	0.40mi
3405 S 2400 W West Haven, UT	1.0–3.0	1.0–2.0	978	$1,800	$1.84	25d	5	0.49mi
2914 W 3885 S West Haven, UT	3.0	2.5	1440	$2,395	$1.66	25d	1	0.55mi
2778 W 4175 S #236 Roy, UT	3.0	2.5	2190	$2,000	$0.91	25d	1	0.60mi
4156 S 2825 W #215 Roy, UT	4.0	3.5	2100	$2,200	$1.05	16d	1	0.62mi
2015 Carson Ave West Haven, UT	3.0	2.5	2049	$2,500	$1.22	25d	1	0.71mi
3330 S Midland Dr West Haven, UT	1.0–3.0	1.0–2.5	1000	$1,750	$1.75	16d	3	0.79mi
4389 S Locomotive DR Roy, UT	2.0–4.0	2.5–3.5	1651	$2,340	$1.42	16d	48	0.86mi
2112 W 3300 S West Haven, UT	1.0–3.0	1.0–2.0	975	$1,772	$1.82	16d	15	0.88mi
3243 W 3875 S #315 West Haven, UT	3.0	2.5	1780	$2,100	$1.18	20d	1	0.91mi
3728 S 3300 W West Haven, UT	3.0	2.5	1630	$2,095	$1.29	20d	1	0.97mi
3318 W 3745 S Ogden, UT	3.0	2.5	1579	$1,895	$1.20	16d	1	0.99mi
3321 W 3785 S Unit 4007 West Haven, UT	3.0	2.5	1600	$1,995	$1.25	20d	1	1.00mi
3330 W 4000 S West Haven, UT	1.0–3.0	1.0–2.0	1048	$2,072	$1.98	16d	22	1.04mi
3384 W 4225 S West Haven, UT	4.0	3.0	1759	$2,495	$1.42	25d	1	1.16mi
4499 S 1930 W Roy, UT	1.0–3.0	1.0–2.5	1106	$2,162	$1.95	16d	11	1.17mi
4719 S 2900 W Roy, UT	4.0	3.0	2160	$2,500	$1.16	25d	1	1.29mi
90 West Roy, UT	1.0–3.0	1.0–2.0	1075	$1,635	$1.52	16d	11	1.48mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 9 events

1. 2026-03-05
   price $200,000
2. 2026-01-17
   listed $225,000 Active
3. 2015-10-07
   historical 31-char remark

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   There are no remarks available.

4. 2015-10-06
   soldstatus Sold 31-char remark

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   There are no remarks available.

5. 2015-08-11
   status Active 31-char remark

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   There are no remarks available.

6. 2015-08-05
   historical 31-char remark

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   There are no remarks available.

7. 2015-07-30
   status Active 31-char remark

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   There are no remarks available.

8. 2015-07-08
   historical 31-char remark

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   There are no remarks available.

9. 2015-05-29
   listed $74,990 Active 31-char remark

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ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 17 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: $24,866
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − HOA: −$3,000
• − Depreciation: −$5,818
• Taxable loss: −$3,134
• Est. tax savings @ 24.0%: +$752
• After-tax cash flow: $810/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

+166.7% since first listed

9 events — show timeline

• 2026-03-05 Price Changed $200,000 WFRMLS
• 2026-01-17 Listed $225,000 WFRMLS
• 2015-10-07 Listing Removed — WFRMLS
• 2015-10-06 Sold (MLS) — WFRMLS
• 2015-08-11 Relisted — WFRMLS
• 2015-08-05 Listing Removed — WFRMLS
• 2015-07-30 Relisted — WFRMLS
• 2015-07-08 Listing Removed — WFRMLS
• 2015-05-29 Listed $74,990 WFRMLS