900 Century Dr #66 · Ogden, UT 84404

$25,000

2 bd · 1.0 ba · 840 sqft · Manufactured · 19 Days on market

Built 1974 Fair condition $935/mo HOA · 61% of rent ↓ 25% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute house in a great community. Why rent when you can own your own home and rent it when you are ready to move into something new?

Key facts

• 2 parking spots
• Built 1974
• Listed 19 days

Property features AI

Finance

• Other: Approximately 840 above-grade finished area
• HOA & community: Homeowners association (Ginger) with a monthly fee of $935; HOA covers grounds maintenance; Community clubhouse and playground; Association provides management, maintenance, pet rules, pet-friendly policy, and snow removal

Exterior

• Parking: Covered carport; 2 covered parking spaces (2 carport spaces, total 2 parking spaces)
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary (public) water connected
• Home design: Manufactured home; Built/standing condition; Residential use; Single-family zoning
• Construction: Metal siding; Metal roof
• Exterior features: Covered patio; Outbuildings; Exterior lighting; Full landscaping

Interior

• Kitchen: Refrigerator; Freestanding range/oven
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas central heating
• Interior features: Freestanding range/oven; Blinds; No basement
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $25k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $25k (1.5% 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); 611 active listings in the ZIP; 18 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 61% of rent.

Recommended offer $24,625 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1974 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 6.13% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.68%
• DSCR: 1.79
• GRM: 1.4

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $2,087
• Equity at exit: $3,728

10-year hold

• IRR: 15.9%
• Equity multiple: 2.22×
• Total profit: $8,547
• Equity at exit: $2,162

Cash invested: $7,000 (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: 1.4×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$935
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $103

Break-even live

Break-even rent $1,402

Max offer price $25,000

Occupancy floor 88%

Sensitivity live

Price	-10% $120	-5% $112	+0% $103	+5% $94	+10% $86
Rent	-10% $-18	-5% $43	+0% $103	+5% $164	+10% $224
Rate	-1.0pp $116	-0.5pp $109	base $103	+0.5pp $97	+1.0pp $90

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1075 Century Dr Ogden, UT	2.0	1.0–2.0	731	$1,599	$2.19	24d	1	0.23mi
407 W 12th St Ogden, UT	2.0	1.0–2.0	694	$1,650	$2.38	24d	1	0.28mi
231 W 12th St Ogden, UT	1.0–2.0	1.0–2.0	813	$1,544	$1.90	15d	14	0.33mi
940 Kiesel Ave Ogden, UT	2.0	1.0	708	$1,200	$1.69	24d	1	0.72mi
1658 Gibson Ave Ogden, UT	2.0	2.0	1057	$1,800	$1.70	22d	1	0.72mi
348 8th St Ogden, UT	2.0	1.0	1037	$1,695	$1.63	24d	1	0.73mi
1690 S 250 W Ogden, UT	1.0–3.0	1.0–2.5	1145	$1,816	$1.59	24d	14	0.77mi
324 14th St Ogden, UT	2.0	2.0	936	$1,495	$1.60	24d	1	0.81mi
260 West Ogden, UT	1.0–3.0	1.0–2.0	970	$1,561	$1.61	24d	1	1.11mi
462 Canyon Rd Ogden, UT	2.0	1.0	900	$930	$1.03	24d	1	1.12mi
455 2nd St Ogden, UT	1.0–2.0	1.0–2.0	838	$1,499	$1.79	15d	5	1.16mi
615 15th St Ogden, UT	2.0	1.0	1097	$1,000	$0.91	24d	1	1.25mi
200 N Harrisville Rd Ogden, UT	2.0	1.0	750	$1,400	$1.87	24d	1	1.27mi
3022 S Jefferson Ave Ogden, UT	2.0	1.0	675	$1,350	$2.00	22d	1	1.28mi
525 Park Blvd Ogden, UT	1.0–2.0	1.0	912	$1,149	$1.26	15d	6	1.33mi
381 N Washington Blvd Ogden, UT	1.0–3.0	1.0–2.0	1062	$1,446	$1.36	15d	15	1.35mi
481 20th St Unit 2005 Ogden, UT	2.0	1.0	770	$995	$1.29	24d	1	1.48mi
2005 Adams Ave Ogden, UT	2.0	1.0	770	$995	$1.29	24d	1	1.49mi

HOA detail

• Monthly dues: $935 · $11,220/yr

Listing history 16 events

1. 2026-06-18
   days on market $25,000 Active 19 DOM
2. 2026-06-17
   days on market $25,000 Active 18 DOM
3. 2026-06-16
   days on market $25,000 Active 17 DOM
4. 2026-06-15
   days on market $25,000 Active 16 DOM
5. 2026-06-14
   days on market $25,000 Active 14 DOM
6. 2026-06-13
   days on market $25,000 Active 13 DOM
7. 2026-06-10
   days on market $25,000 Active 11 DOM
8. 2026-06-09
   days on market $25,000 Active 10 DOM
9. 2026-06-08
   days on market $25,000 Active 9 DOM
10. 2026-06-07
    pricedays on market $25,000 Active 8 DOM
11. 2026-06-05
    days on market $29,900 Active 5 DOM
12. 2026-06-03
    days on market $29,900 Active 4 DOM
13. 2026-06-02
    days on market $29,900 Active 3 DOM
14. 2026-06-01
    days on market $29,900 Active 2 DOM
15. 2026-05-31
    remarks 131-char remark
16. 2026-05-31
    listed $29,900 Active 1 DOM

ⓘ 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: $18,393
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − HOA: −$11,220
• − Depreciation: −$727
• Taxable income: $1,603
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $853/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 · 2 photos

Fair 45/100 Cosmetic rehab

This manufactured home requires cosmetic repairs and painting to improve its curb appeal and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — Aged appearance

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both paint interior — Improves livability and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · Aged appearance	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both paint interior — Improves livability and value ↑

ⓘ 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

-25.2% since first listed

5 events — show timeline

• 2026-05-30 Listed $29,900 WFRMLS
• 2026-04-01 Listing Removed — WFRMLS
• 2025-11-03 Price Changed $30,000 WFRMLS
• 2025-10-08 Price Changed $35,000 WFRMLS
• 2025-09-11 Listed $40,000 WFRMLS