2600 N Hill Field Rd #134 · Layton, UT 84041

$89,000

3 bd · 2.0 ba · 1,618 sqft · Manufactured · 102 Days on market

Built 1996 Good condition $1023/mo HOA · 52% of rent ↓ 27% 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).

• 1% rule +10.0/10.0
• Cash flow +8.6/30.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +2.8/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This well-cared-for 3 bedroom, 2 full bathroom single-level manufactured home offers comfortable living in a highly desirable Layton park. Built more recently and thoughtfully maintained, the home is in great condition with an updated roof and modern finishes throughout. Inside you'll find a spacious layout featuring a bright living area, a convenient laundry room located just off the kitchen, and a private primary suite complete with an ensuite bathroom and walk-in closet. The home has clearly been loved and well maintained, making it move-in ready for the next owner. Outside, enjoy the convenience of a two-car carport for covered parking along with a separate storage shed-perfect for tool

Key facts

• Walk-in closet
• Two-car carport
• Modern finishes

Tags

• UPDATED ROOF
• MODERN FINISHES
• PRIVATE PRIMARY SUITE
• ENSUITE BATHROOM
• WALK-IN CLOSET
• TWO-CAR CARPORT

Property features AI

Finance

• HOA & community: Homeowners association (Carmen) with monthly fee; Association fee approximately $1,023 monthly; Pets permitted; Subdivision: LAKE VIEW ESTATES

Exterior

• Parking: Covered carport (2 spaces)
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water
• Home design: Mobile home; Single-level living; Currently built/standing
• Construction: Above-grade finished area approximately 1618; Built/standing construction status
• Exterior features: Open porch; Skylights

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level; Primary bedroom on the first floor
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Evaporative cooling
• Interior features: Primary bathroom with separate tub and shower; Walk-in closet; Vaulted ceilings; Ceiling fan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-76 ($-914/yr) — negative.
• To cash-flow at today's rent, offer at most $78k (12.4% below list).
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 86/100 on livability (#11 in UT, #457 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• 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: Lincoln School (math 13% / reading 16%, grade F, #559 of 585 statewide, top 96%, 703 students, 42% FRL); North Layton Jr High (math 39% / reading 40%, grade F, #75 of 138 statewide, top 56%, 1,009 students, 30% FRL); Northridge High (math 24% / reading 43%, grade F, #106 of 171 statewide, top 62%, 1,954 students, 23% FRL).
• Zoned-school proficiency averages 29% at this address vs 45% district-wide (-16 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 (+1.3%/yr); 347 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $615 of loan paydown is wiped out by about $3k 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 102 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,982 (12.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 2.22% ✓
• Cap rate: 5.27%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -27.1%
• Equity multiple: 0.12×
• Total profit: $-21,938
• Equity at exit: $13,270

10-year hold

• IRR: -52.5%
• Equity multiple: -0.44×
• Total profit: $-35,861
• Equity at exit: $7,695

Cash invested: $24,920 (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 84041

• Rents YoY: 1.3%
• Active inventory: 347
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,977 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$1,023
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-76

Break-even live

Break-even rent $2,073

Max offer price $77,982

Occupancy floor 99%

Sensitivity live

Price	-10% $-15	-5% $-45	+0% $-76	+5% $-107	+10% $-138
Rent	-10% $-232	-5% $-154	+0% $-76	+5% $2	+10% $80
Rate	-1.0pp $-31	-0.5pp $-54	base $-76	+0.5pp $-99	+1.0pp $-123

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1025 Clearfield, UT	3.0	2.0	1530	$2,000	$1.31	15d	1	0.82mi
2899 N 1150 W Layton, UT	3.0	2.5	1410	$1,825	$1.29	25d	1	0.83mi
116 W 1675 N Layton, UT	3.0	2.0	1941	$2,500	$1.29	25d	1	0.94mi
1100 S 2000 E Clearfield, UT	1.0–3.0	1.0–2.0	895	$1,952	$2.18	15d	32	0.99mi
1300 S 1800 E Clearfield, UT	1.0–3.0	1.0–2.0	1113	$2,197	$1.97	16d	20	1.01mi
1902 E 700 S Clearfield, UT	1.0–3.0	1.0–2.0	1085	$2,415	$2.23	15d	21	1.09mi
774 S 1650 E Unit A Clearfield, UT	4.0	2.0	1872	$1,975	$1.06	25d	1	1.15mi
3306 N Fairfield Rd Unit A Layton, UT	2.0	2.0	1200	$1,850	$1.54	20d	1	1.32mi
3306 N Fairfield Rd Unit B Layton, UT	2.0	2.0	1250	$1,900	$1.52	20d	1	1.32mi
1532 Merlin Way Unit A Layton, UT	3.0	2.0	1250	$2,250	$1.80	25d	1	1.38mi
900 S 1500 E Clearfield, UT	1.0–3.0	1.0–2.5	1175	$1,855	$1.58	15d	7	1.38mi
1728 N 1500 W Unit F Layton, UT	2.0	1.5	1300	$1,350	$1.04	20d	1	1.38mi
1545 Merlin Way Layton, UT	3.0	1.0	1325	$1,800	$1.36	16d	1	1.40mi
1505 N Angel St Layton, UT	2.0	1.5	1100	$1,417	$1.29	16d	3	1.42mi
1560 N Main St Layton, UT	1.0–2.0	1.0–2.0	1125	$1,400	$1.24	25d	8	1.46mi

HOA detail

• Monthly dues: $1,023 · $12,276/yr

Listing history 21 events

1. 2026-06-21
   days on market $89,000 Active 102 DOM
2. 2026-06-18
   days on market $89,000 Active 99 DOM
3. 2026-06-17
   days on market $89,000 Active 98 DOM
4. 2026-06-16
   days on market $89,000 Active 97 DOM
5. 2026-06-15
   days on market $89,000 Active 96 DOM
6. 2026-06-14
   days on market $89,000 Active 94 DOM
7. 2026-06-13
   days on market $89,000 Active 93 DOM
8. 2026-06-10
   days on market $89,000 Active 91 DOM
9. 2026-06-09
   days on market $89,000 Active 90 DOM
10. 2026-06-08
    days on market $89,000 Active 89 DOM
11. 2026-06-07
    days on market $89,000 Active 88 DOM
12. 2026-06-05
    days on market $89,000 Active 85 DOM
13. 2026-06-03
    days on market $89,000 Active 84 DOM
14. 2026-06-02
    pricedays on market $89,000 Active 83 DOM
15. 2026-06-01
    days on market $99,000 Active 82 DOM
16. 2026-05-31
    days on market $99,000 Active 81 DOM
17. 2026-05-31
    days on market $99,000 Active 80 DOM
18. 2026-05-07
    price $99,000
19. 2026-04-26
    price $115,000
20. 2026-04-05
    price $125,000
21. 2026-03-12
    listed $135,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $23,725
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − HOA: −$12,276
• − Depreciation: −$2,589
• Taxable loss: −$1,701
• Est. tax savings @ 24.0%: +$408
• After-tax cash flow: $-505/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bathroom manufactured home is in good condition with a new roof and modern finishes. It offers a comfortable living space with a spacious layout and a private primary suite. The home is move-in ready and has good curb appeal with some minor landscaping and exterior painting needed.

Repairs flagged

• Minor landscaping — overgrown areas need trimming
• Minor curb appeal — overgrown areas need trimming

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale trim landscaping — enhances curb appeal
• Both update flooring — carpeted floors can be replaced with hardwood or tile for a modern look

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · overgrown areas need trimming	Minor	$500–3,000
curb appeal · overgrown areas need trimming	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale trim landscaping — enhances curb appeal ↑
• Both update flooring — carpeted floors can be replaced with hardwood or tile for a modern look ↑

ⓘ 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: 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 — Layton

• Score: 86/100
• State rank: #11
• US rank: #457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Layton, UT
• County: Davis County · 341,755 people
• City population: 83,689
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 55,180
• Household income: $89,604
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1058.0

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 17% Two or more races 10% Asian 2% Black 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Italian 2% Portuguese 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 11% Tagalog/Filipino 1% Other Indo-European 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: ▼ -173.00%
• Current HPI: 307.2627
• Rent YoY: ▲ 1.30%
• 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

-26.7% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $99,000 WFRMLS
• 2026-04-26 Price Changed $115,000 WFRMLS
• 2026-04-05 Price Changed $125,000 WFRMLS
• 2026-03-12 Listed $135,000 WFRMLS