1001 N 550 E #98 · Ogden, UT 84404

$50,000

3 bd · 2.0 ba · 1,500 sqft · Manufactured · 189 Days on market

Built 1973 435 sqft lot $900/mo HOA · 45% of rent

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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 +30.0/30.0
• 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 +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

BRING ALL RESONABLE OFFERS SEELER NEEDS IT SOLD!!!! This home has all new paint and new flooring with 3 bedrooms 2 bathrooms covered deck and covered parking in a family friendly mobile home park. Close to shopping, schools, dinning. To view this home call agent for an appointment home is vacant and easy to show

Key facts

• Community pool
• Built 1973
• Listed 189 days

Property features AI

Finance

• Other: Private pool
• HOA & community: Homeowners association (Viking Villa); Association fee $900 monthly; Association covers trash and water; Community amenities include pool, snow removal, trash service, water; pet rules apply

Exterior

• Parking: Covered parking
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary water connected
• Home design: Mobile home; Built/standing condition; Residential use; Multi-family zoning
• Construction: Blt./Standing construction status
• Exterior features: Covered patio; Partially fenced yard; Cul-de-sac lot; Landscaped

Interior

• Kitchen: Refrigerator; Built-in range/oven; Garbage disposal
• Bedrooms: Three main-level bedrooms; Primary bedroom on the 1st floor
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Built-in range/oven; Garbage disposal; Total of 9 rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/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 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: schools C-, 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.
• Market conditions: Rents rising (+2.3%/yr); 611 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $346 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 45% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 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. 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?
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: 4.01% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.12%
• DSCR: 2.30
• GRM: 2.1

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: 22.5%
• Equity multiple: 1.91×
• Total profit: $12,774
• Equity at exit: $7,455

10-year hold

• IRR: 29.9%
• Equity multiple: 3.57×
• Total profit: $35,913
• Equity at exit: $4,323

Cash invested: $14,000 (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 84404

• Rents YoY: 2.3%
• Active inventory: 611
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $2,007 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$900
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $340

Break-even live

Break-even rent $1,577

Max offer price $50,000

Occupancy floor 78%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
551 E 900 North St Ogden, UT	3.0	2.5	1400	$1,795	$1.28	14d	1	0.18mi
551 E 900 North St Ogden, UT	3.0	2.5	1400	$1,850	$1.32	23d	2	0.18mi
549 E 575 N Ogden, UT	4.0	2.0	1932	$2,200	$1.14	23d	1	0.51mi
277 E 1500 N Ogden, UT	3.0	3.0	1811	$2,100	$1.16	19d	1	0.73mi
381 N Washington Blvd Ogden, UT	1.0–3.0	1.0–2.0	1062	$1,683	$1.58	14d	15	0.84mi
1024 N 1025 E Ogden, UT	4.0	3.0	1700	$2,600	$1.53	19d	1	0.96mi
1022 Southwell St Ogden, UT	3.0	2.0	1143	$1,875	$1.64	23d	1	1.11mi
662 4th St Ogden, UT	3.0	1.0	1382	$1,950	$1.41	23d	1	1.36mi
3041 E 2050 N Unit 10 Ogden, UT	3.0	2.5	1362	$1,795	$1.32	23d	1	1.40mi

HOA detail

• Monthly dues: $900 · $10,800/yr

Listing history 20 events

1. 2026-06-18
   days on market $50,000 Active 189 DOM
2. 2026-06-17
   days on market $50,000 Active 188 DOM
3. 2026-06-16
   days on market $50,000 Active 187 DOM
4. 2026-06-15
   days on market $50,000 Active 186 DOM
5. 2026-06-14
   days on market $50,000 Active 184 DOM
6. 2026-06-13
   days on market $50,000 Active 183 DOM
7. 2026-06-10
   days on market $50,000 Active 181 DOM
8. 2026-06-09
   days on market $50,000 Active 180 DOM
9. 2026-06-09
   remarks 315-char remark
10. 2026-06-08
    days on market $50,000 Active 179 DOM
11. 2026-06-07
    days on market $50,000 Active 178 DOM
12. 2026-06-05
    days on market $50,000 Active 175 DOM
13. 2026-06-03
    days on market $50,000 Active 174 DOM
14. 2026-06-02
    days on market $50,000 Active 173 DOM
15. 2026-06-01
    days on market $50,000 Active 172 DOM
16. 2026-05-31
    days on market $50,000 Active 171 DOM
17. 2026-05-31
    days on market $50,000 Active 170 DOM
18. 2026-03-27
    status Active
19. 2026-03-18
    status Under Contract
20. 2025-12-03
    listed $50,000 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥91°F today · 21 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: $24,080
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − HOA: −$10,800
• − Depreciation: −$1,455
• Taxable income: $4,172
• Est. tax owed @ 24.0%: −$1,001
• After-tax cash flow: $3,075/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
• 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

3 events — show timeline

• 2026-03-27 Relisted — WFRMLS
• 2026-03-18 Pending — WFRMLS
• 2025-12-03 Listed $50,000 WFRMLS