1450 N Washington Blvd Blvd #16 · Ogden, UT 84404

$65,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 37 Days on market

Built 2009 435 sqft lot $929/mo HOA · 50% of rent

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Why this score? — see what drove the C 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 +20.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming and affordable single-level retreat offering comfortable living! Inside you'll find an open layout with spacious living areas, tons of natural light, and an updated kitchen perfect for everyday living and entertaining. Enjoy relaxing evenings under the covered porch or in the large shaded yard with mature trees and extra privacy. The community also features a pool and playground, giving you great amenities without the high price tag. Conveniently located close to shopping, dining, parks, and outdoor recreation, this home is perfect for anyone looking for easy living at an affordable price!

Key facts

• Covered porch
• Community pool
• Open layout

Tags

• OPEN LAYOUT
• UPDATED KITCHEN
• COVERED PORCH
• LARGE SHADED YARD
• MATURE TREES
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Association amenities include playground and pool

Exterior

• Parking: Two total parking spaces; Two open parking spaces
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary water connected
• Home design: Mobile home style; Built in 2009; Blt./Standing construction; Asphalt roof
• Construction: Asphalt construction materials; Asphalt roof; No basement
• Exterior features: Covered deck; Double-pane windows; Exterior lighting; Storm doors; Fenced yard (full); In-ground fenced pool; Playground and community pool (HOA amenities); Curb and gutter, paved roads, sidewalks; Manual-full sprinkler system; Mountain view; Fruit trees and mature landscaping

Interior

• Kitchen: Gas oven; Free-standing range/oven; Garbage disposal
• Bedrooms: Three main-level bedrooms; Primary bedroom on the first floor
• Flooring: Carpet; Linoleum
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Primary bathroom; Walk-in closet; Garbage disposal; Gas oven; Free-standing range/oven; Vaulted ceilings; Blinds and drapes
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#19 in UT, #810 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Ogden City District (urban): math 25% / reading 31% proficiency, ranked #72 of 80 in UT (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lincoln School (math 18% / reading 19%, grade F, #535 of 585 statewide, top 92%, 461 students, 99% FRL); Highland Junior High (math 12% / reading 18%, grade F, #135 of 138 statewide, top 98%, 715 students, 0% FRL); Ben Lomond High (math 11% / reading 28%, grade F, #158 of 171 statewide, top 94%, 1,169 students, 44% FRL) — zoned schools average 48% FRL vs 75% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.3%/yr); 625 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $449 of loan paydown is wiped out by about $2k 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 37 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 50% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 2.86% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.33% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-5,397
• Equity at exit: $9,692

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $138
• Equity at exit: $5,620

Cash invested: $18,200 (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 84404

• Rents YoY: 2.3%
• Active inventory: 625
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$929
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $91

Break-even live

Break-even rent $1,745

Max offer price $65,000

Occupancy floor 90%

Sensitivity live

Price	-10% $136	-5% $113	+0% $91	+5% $68	+10% $46
Rent	-10% $-56	-5% $17	+0% $91	+5% $164	+10% $238
Rate	-1.0pp $124	-0.5pp $107	base $91	+0.5pp $74	+1.0pp $57

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
551 E 900 North St Ogden, UT	3.0	2.5	1400	$1,850	$1.32	25d	2	0.74mi
551 E 900 North St Ogden, UT	3.0	2.5	1400	$1,795	$1.28	15d	1	0.74mi
445 E 800 North St Ogden, UT	2.0	1.0	1030	$1,250	$1.21	25d	1	0.88mi
3041 E 2050 N Unit 10 Ogden, UT	3.0	2.5	1362	$1,795	$1.32	25d	1	0.90mi
298 E 2350 N Ogden, UT	3.0	2.5	1368	$1,975	$1.44	22d	1	1.25mi
282 W 1975 N Ogden, UT	3.0	2.5	1362	$1,700	$1.25	15d	1	1.30mi
1933 N 325 W Ogden, UT	3.0	2.5	1374	$1,795	$1.31	20d	1	1.32mi
381 N Washington Blvd Ogden, UT	1.0–3.0	1.0–2.0	1062	$1,683	$1.58	15d	15	1.37mi

HOA detail

• Monthly dues: $929 · $11,148/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-21
   days on market $65,000 Active 37 DOM
2. 2026-06-18
   days on market $65,000 Active 34 DOM
3. 2026-06-17
   days on market $65,000 Active 33 DOM
4. 2026-06-16
   days on market $65,000 Active 32 DOM
5. 2026-06-15
   price $65,000 Active 31 DOM
6. 2026-06-15
   days on market $68,000 Active 31 DOM
7. 2026-06-14
   days on market $68,000 Active 29 DOM
8. 2026-06-13
   days on market $68,000 Active 28 DOM
9. 2026-06-10
   days on market $68,000 Active 26 DOM
10. 2026-06-09
    days on market $68,000 Active 25 DOM
11. 2026-06-08
    days on market $68,000 Active 24 DOM
12. 2026-06-07
    pricedays on market $68,000 Active 23 DOM
13. 2026-06-05
    days on market $70,000 Active 20 DOM
14. 2026-06-03
    days on market $70,000 Active 19 DOM
15. 2026-06-02
    days on market $70,000 Active 18 DOM
16. 2026-06-01
    days on market $70,000 Active 17 DOM
17. 2026-05-31
    days on market $70,000 Active 16 DOM
18. 2026-05-31
    days on market $70,000 Active 15 DOM
19. 2026-05-15
    price $70,000
20. 2026-05-15
    listed $65,000 Active
21. 2013-11-13
    historical
22. 2012-11-13
    listed $39,000

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥87°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,314
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − HOA: −$11,148
• − Depreciation: −$1,891
• Taxable income: $764
• Est. tax owed @ 24.0%: −$183
• After-tax cash flow: $906/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: Ogden City District
• NCES district ID: 4900720
• Math proficiency: 25% ▼ -2.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $41,974
• Composite: 23.76/100
• National rank: #7818
• State rank: #72 of 80 in UT

Livability — Ogden

• Score: 84/100
• State rank: #19
• US rank: #810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ogden, UT
• County: Weber County · 260,557 people
• City population: 152,611
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 66,587
• Household income: $85,057
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 1201.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 24% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 5% Slovak 4% Iranian 3%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 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: ▼ -317.85%
• Current HPI: 323.2499
• Rent YoY: ▲ 2.33%
• 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

+79.5% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $70,000 WFRMLS
• 2026-05-15 Listed $65,000 WFRMLS
• 2013-11-13 Listing Removed — WFRMLS
• 2012-11-13 Listed $39,000 WFRMLS