900 Century Dr #7 · Ogden, UT 84404

$49,000

3 bd · 2.0 ba · 1,000 sqft · SingleFamily · 40 Days on market

Built 2017 Average condition 435 sqft lot $935/mo HOA · 51% of rent ↓ 42% since listing

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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 +28.8/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.8/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

2017 manufactured home - rare newer build in the community. 3 bed, 2 bath with open layout, central A/C, covered patio and carport parking. Refrigerator and range included. Buyer must be approved by park. Lot rent applies.

Key facts

• Open layout
• Central a/c
• Covered patio

Tags

• OPEN LAYOUT
• CENTRAL A/C
• COVERED PATIO
• CARPORT PARKING
• REFRIGERATOR INCLUDED
• RANGE INCLUDED

Property features AI

Finance

• Other: Subdivision: Willow Creek
• HOA & community: Homeowners association with monthly fee (maintenance of grounds included); Community clubhouse; Association provides maintenance, management, snow removal, storage; Pet rules allow pets; Playground on site

Exterior

• Parking: Total of 4 parking spaces; One covered/carport space and three open/uncovered spaces; Carport
• Utilities: Natural gas connected; Electricity connected; Water (culinary) connected; Sewer connected
• Home design: Mobile home; Single-family zoning; Residential use; One-story (manufactured/mobile home style)
• Construction: Clapboard/Masonite exterior; Metal roof; Built and standing
• Exterior features: Paved road access; Landscaped lot (full landscaping)

Interior

• Kitchen: Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Refrigerator included; Tile flooring; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $49k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).
• Recommended offer: $48k (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: Heritage School (math 21% / reading 25%, grade F, #501 of 585 statewide, top 86%, 638 students, 100% 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); 615 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $339 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $14k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $9k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.

Recommended offer $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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: 3.72% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.40%
• DSCR: 1.64
• GRM: 2.2

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $1,926
• Equity at exit: $7,306

10-year hold

• IRR: 12.3%
• Equity multiple: 1.92×
• Total profit: $12,686
• Equity at exit: $4,237

Cash invested: $13,720 (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: 615
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$935
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $165

Break-even live

Break-even rent $1,612

Max offer price $49,000

Occupancy floor 86%

Sensitivity live

Price	-10% $198	-5% $182	+0% $165	+5% $148	+10% $131
Rent	-10% $21	-5% $93	+0% $165	+5% $237	+10% $308
Rate	-1.0pp $189	-0.5pp $177	base $165	+0.5pp $152	+1.0pp $139

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 Century Dr Ogden, UT	2.0	2.5	1357	$1,800	$1.33	24d	1	0.09mi
1075 Century Dr Ogden, UT	2.0	1.0–2.0	731	$1,599	$2.19	24d	1	0.28mi
561 S 375 W Ogden, UT	4.0	2.0	1112	$2,200	$1.98	15d	1	0.28mi
407 W 12th St Ogden, UT	2.0	1.0–2.0	694	$1,650	$2.38	24d	1	0.41mi
231 W 12th St Ogden, UT	1.0–2.0	1.0–2.0	813	$1,544	$1.90	15d	14	0.50mi
117 4th St S Unit 119 Ogden, UT	3.0	2.5	1500	$1,899	$1.27	24d	1	0.66mi
348 8th St Ogden, UT	2.0	1.0	1037	$1,695	$1.63	24d	1	0.82mi
940 Kiesel Ave Ogden, UT	2.0	1.0	708	$1,200	$1.69	24d	1	0.83mi
1658 Gibson Ave Ogden, UT	2.0	2.0	1057	$1,800	$1.70	22d	1	0.87mi
1690 S 250 W Ogden, UT	1.0–3.0	1.0–2.5	1145	$2,314	$2.02	24d	14	0.93mi
324 14th St Ogden, UT	2.0	2.0	936	$1,495	$1.60	24d	1	0.97mi
1324 Washington Blvd Ogden, UT	2.0	1.0	1152	$1,200	$1.04	24d	1	1.06mi
455 2nd St Ogden, UT	1.0–2.0	1.0–2.0	838	$1,499	$1.79	15d	5	1.16mi
200 N Harrisville Rd Ogden, UT	2.0	1.0	750	$1,400	$1.87	24d	1	1.23mi
260 West Ogden, UT	1.0–3.0	1.0–2.0	970	$1,880	$1.94	24d	1	1.26mi
462 Canyon Rd Ogden, UT	2.0	1.0	900	$930	$1.03	24d	1	1.28mi
381 N Washington Blvd Ogden, UT	1.0–3.0	1.0–2.0	1062	$1,683	$1.58	15d	15	1.29mi
643 12th St Ogden, UT	3.0	2.5	1385	$1,935	$1.40	24d	1	1.31mi
662 4th St Ogden, UT	3.0	1.0	1382	$1,950	$1.41	24d	1	1.34mi
615 15th St Ogden, UT	2.0	1.0	1097	$1,000	$0.91	24d	1	1.41mi

HOA detail

• Monthly dues: $935 · $11,220/yr

Listing history 36 events

1. 2026-06-21
   days on market $49,000 Active 40 DOM
2. 2026-06-19
   price $49,000 Active 37 DOM
3. 2026-06-18
   days on market $50,900 Active 37 DOM
4. 2026-06-17
   days on market $50,900 Active 36 DOM
5. 2026-06-16
   pricedays on market $50,900 Active 35 DOM
6. 2026-06-15
   days on market $51,900 Active 34 DOM
7. 2026-06-14
   days on market $51,900 Active 32 DOM
8. 2026-06-13
   days on market $51,900 Active 31 DOM
9. 2026-06-10
   days on market $51,900 Active 29 DOM
10. 2026-06-09
    days on market $51,900 Active 28 DOM
11. 2026-06-08
    days on market $51,900 Active 27 DOM
12. 2026-06-07
    days on market $51,900 Active 26 DOM
13. 2026-06-05
    days on market $51,900 Active 23 DOM
14. 2026-06-03
    days on market $51,900 Active 22 DOM
15. 2026-06-02
    days on market $51,900 Active 21 DOM
16. 2026-06-01
    days on market $51,900 Active 20 DOM
17. 2026-05-31
    days on market $51,900 Active 19 DOM
18. 2026-05-31
    pricedays on market $51,900 Active 18 DOM
19. 2026-05-19
    price $54,900
20. 2026-05-12
    listed $57,900 Active
21. 2026-05-02
    status Under Contract
22. 2026-05-02
    historical
23. 2026-04-21
    price $57,900
24. 2026-03-28
    price $65,000
25. 2026-02-27
    listed $60,000 Active
26. 2026-02-13
    historical
27. 2026-01-27
    price $58,999
28. 2026-01-16
    price $69,999
29. 2026-01-16
    price $74,999
30. 2026-01-12
    price $79,999
31. 2025-12-12
    price $84,500
32. 2025-10-17
    price $90,000
33. 2025-09-24
    price $78,000
34. 2025-09-18
    price $85,000
35. 2025-02-12
    price $100,000
36. 2025-02-12
    listed $95,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,846
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − HOA: −$11,220
• − Depreciation: −$1,425
• Taxable income: $1,981
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $1,500/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 · 11 photos

Average 55/100 Cosmetic rehab

This 2017 manufactured home is in average condition with some cosmetic repairs needed. Fresh paint, sealing driveway cracks, and replacing worn flooring tiles would significantly enhance its curb appeal and interior aesthetics, making it more attractive to buyers and renters.

Repairs flagged

• Minor Driveway — Cracks in the concrete driveway need sealing.
• Minor Paint — Faded paint in some areas needs touch-up.
• Minor Flooring — Some wear on tile flooring needs minor touch-up or replacement in high-traffic areas.

Value-add opportunities

• Both Paint fresh coat — Fresh paint enhances curb appeal and interior aesthetics.
• Both Seal driveway cracks — Sealing cracks improves the home's appearance and prevents further damage.
• Both Replace worn flooring tiles — Replacing worn tiles improves the home's appearance and functionality, making it more attractive to buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Driveway · Cracks in the concrete driveway need sealing.	Minor	$500–3,000
Paint · Faded paint in some areas needs touch-up.	Minor	$500–3,000
Flooring · Some wear on tile flooring needs minor touch-up or replacement in high-traffic areas.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint fresh coat — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Seal driveway cracks — Sealing cracks improves the home's appearance and prevents further damage. ↑
• Both Replace worn flooring tiles — Replacing worn tiles improves the home's appearance and functionality, making it more attractive to buyers and renters. ↑

ⓘ 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: 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

-42.2% since first listed

18 events — show timeline

• 2026-05-19 Price Changed $54,900 WFRMLS
• 2026-05-12 Listed $57,900 WFRMLS
• 2026-05-02 Pending — WFRMLS
• 2026-05-02 Listing Removed — WFRMLS
• 2026-04-21 Price Changed $57,900 WFRMLS
• 2026-03-28 Price Changed $65,000 WFRMLS
• 2026-02-27 Listed $60,000 WFRMLS
• 2026-02-13 Listing Removed — WFRMLS
• 2026-01-27 Price Changed $58,999 WFRMLS
• 2026-01-16 Price Changed $69,999 WFRMLS
• 2026-01-16 Price Changed $74,999 WFRMLS
• 2026-01-12 Price Changed $79,999 WFRMLS
• 2025-12-12 Price Changed $84,500 WFRMLS
• 2025-10-17 Price Changed $90,000 WFRMLS
• 2025-09-24 Price Changed $78,000 WFRMLS
• 2025-09-18 Price Changed $85,000 WFRMLS
• 2025-02-12 Price Changed $100,000 WFRMLS
• 2025-02-12 Listed $95,000 WFRMLS