1239 W 400 N #63 · Clearfield, UT 84015

$49,900

3 bd · 1.0 ba · 924 sqft · Manufactured · 206 Days on market

Built 1973 2,178 sqft lot $950/mo HOA · 52% of rent

---

Why this score? — see what drove the B- 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 +26.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Updated mobile home
• Laminate flooring
• Natural light

Tags

• UPDATED MOBILE HOME
• LAMINATE FLOORING
• BEAMED CEILING
• NEWER KITCHEN CABINETS
• NATURAL LIGHT
• NEWER KITCHEN COUNTERTOPS

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Association fee: $950 monthly; Community amenities: playground and pool; Subdivision: SUNDOWN

Exterior

• Parking: Carport (2 covered spaces); Total of 2 parking spaces
• Security: Fire alarm
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (connected) water
• Home design: Manufactured home; Single-family zoning
• Construction: Aluminum construction materials; Aluminum roof; Built and standing
• Exterior features: Partially fenced yard; Paved road access; Sidewalks; Covered deck; Awnings; Outbuildings; Exterior lighting; Storage shed(s); Private pool

Interior

• Kitchen: Gas range; Updated kitchen
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air gas central heating; Evaporative cooling
• Interior features: Updated kitchen; Gas range / free-standing range/oven; Fire alarm; Blinds and drapes; Alarm: Fire
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#45 in UT, #2,413 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment B+; Watch: amenities D-.
• 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: Holt School (math 25% / reading 22%, grade F, #494 of 585 statewide, top 85%, 458 students, 41% FRL); West Point Jr High (math 43% / reading 44%, grade D, #51 of 138 statewide, top 38%, 1,469 students, 15% FRL); Clearfield High (math 23% / reading 41%, grade F, #111 of 171 statewide, top 68%, 2,030 students, 22% FRL).
• Zoned-school proficiency averages 33% at this address vs 45% district-wide (-12 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 (+2.2%/yr); 387 active listings in the ZIP; 9 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 206 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 3.64% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.92%
• DSCR: 1.53
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.25% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $4
• Equity at exit: $7,440

10-year hold

• IRR: 8.3%
• Equity multiple: 1.60×
• Total profit: $8,373
• 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 84015

• Rents YoY: 2.2%
• Active inventory: 387
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$950
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $139

Break-even live

Break-even rent $1,639

Max offer price $49,900

Occupancy floor 87%

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
163 S 1450 W Clearfield, UT	2.0–3.0	1.5	1060	$1,716	$1.62	14d	2	0.58mi
684 W 800 N Clearfield, UT	2.0	1.0–1.5	831	$1,315	$1.58	23d	1	0.70mi
326 S 1550 W Syracuse, UT	1.0–4.0	1.0–2.5	1545	$2,216	$1.43	14d	37	0.82mi
101 N 2000 W West Point, UT	1.0–2.0	1.0–2.0	970	$1,953	$2.01	13d	9	0.95mi
75 W 250 N Clearfield, UT	2.0	2.0	896	$1,424	$1.59	23d	1	1.10mi
54 W 250 N Apt 2 Clearfield, UT	2.0	1.0	900	$1,095	$1.22	23d	1	1.14mi
101 N Main St Clearfield, UT	1.0–3.0	1.0–2.0	1040	$1,844	$1.77	13d	8	1.19mi
111 Center St Unit 5C Clearfield, UT	2.0	1.5	1008	$1,480	$1.47	23d	1	1.37mi
373 N 2625 W West Point, UT	2.0	1.0	800	$1,350	$1.69	14d	1	1.49mi

HOA detail

• Monthly dues: $950 · $11,400/yr

Listing history 20 events

1. 2026-06-18
   days on market $49,900 Active 206 DOM
2. 2026-06-17
   days on market $49,900 Active 205 DOM
3. 2026-06-16
   days on market $49,900 Active 204 DOM
4. 2026-06-15
   days on market $49,900 Active 203 DOM
5. 2026-06-14
   days on market $49,900 Active 201 DOM
6. 2026-06-13
   days on market $49,900 Active 200 DOM
7. 2026-06-10
   days on market $49,900 Active 198 DOM
8. 2026-06-09
   days on market $49,900 Active 197 DOM
9. 2026-06-08
   days on market $49,900 Active 196 DOM
10. 2026-06-07
    days on market $49,900 Active 195 DOM
11. 2026-06-05
    days on market $49,900 Active 192 DOM
12. 2026-06-03
    days on market $49,900 Active 191 DOM
13. 2026-06-02
    days on market $49,900 Active 190 DOM
14. 2026-06-01
    days on market $49,900 Active 189 DOM
15. 2026-05-31
    days on market $49,900 Active 188 DOM
16. 2026-05-31
    days on market $49,900 Active 187 DOM
17. 2026-03-27
    price $49,900
18. 2025-11-24
    listed $54,900 Active
19. 2011-07-05
    soldstatus 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2011-05-12
    listed $11,500 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

ⓘ 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 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: $21,776
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − HOA: −$11,400
• − Depreciation: −$1,452
• Taxable income: $1,647
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $1,270/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 — Clearfield

• Score: 78/100
• State rank: #45
• US rank: #2413

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clearfield, UT
• County: Davis County · 341,755 people
• City population: 71,812
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 71,812
• Household income: $95,519
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 985.0

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 16% Two or more races 9% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Italian 3% Portuguese 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 9% Other Asian/Pacific 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: ▼ -249.80%
• Current HPI: 330.669
• Rent YoY: ▲ 2.25%
• 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

+333.9% since first listed

4 events — show timeline

• 2026-03-27 Price Changed $49,900 WFRMLS
• 2025-11-24 Listed $54,900 WFRMLS
• 2011-07-05 Sold (MLS) — WFRMLS
• 2011-05-12 Listed $11,500 WFRMLS