3860 Midland Dr Unit A-60 · Roy, UT 84067

$59,000

3 bd · 2.0 ba · 1,092 sqft · Manufactured · 52 Days on market

Built 1981 Good condition 435 sqft lot $930/mo HOA · 52% of rent ↓ 6% since listing

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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 +19.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover spacious living in this well-maintained 3-bedroom, 2 full bathroom home offering 1,092 sq ft of functional space. This move-in ready home features a bright and open layout with updated flooring, plenty of natural light. Located in a welcoming, family-friendly community, you'll have access to great amenities including a pool, playground, basketball court, RV storage, and a clubhouse-ideal for gatherings and events. Conveniently situated near shopping centers, dining, the FrontRunner Station, and quick freeway access, this home combines comfort, convenience, and affordability-making it the perfect place to start your homeownership journey. Must be approved by the park prior to submit

Key facts

• Great amenities
• Natural light
• Updated flooring

Tags

• SPACIOUS LIVING
• WELL MAINTAINED
• BRIGHT AND OPEN LAYOUT
• UPDATED FLOORING
• NATURAL LIGHT
• GREAT AMENITIES

Property features AI

Finance

• Other: Property used for residential purposes; Above-grade finished area approximately 1092
• HOA & community: Homeowners association with monthly fee of $930; HOA covers sewer, trash and water; Community amenities include clubhouse, pool, playground, RV parking, snow removal; pets permitted

Exterior

• Parking: Three total parking spaces (all open); Covered parking plus uncovered parking; Common RV parking available
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Water connected (primary: culinary; secondary water available)
• Home design: Manufactured home; Built and standing
• Construction: Aluminum exterior construction
• Exterior features: Asbestos shingle roof; Common RV parking; Covered parking and uncovered parking available; Lot in a manufactured-home community

Interior

• Kitchen: Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate floors; Tile floors
• Bathrooms: Two full bathrooms
• Heating & cooling: High-efficiency heating (≥95% efficiency); Central air conditioning
• Interior features: Dryer, Refrigerator, Washer; Storage shed(s); Seven total rooms; No basement
• Laundry & utility: Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $59k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $63 ($750/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#32 in UT, #1,449 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, commute A; Watch: amenities F.
• Weber District (suburban): math 36% / reading 35% proficiency, ranked #56 of 80 in UT (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Park School (math 32% / reading 32%, grade F, #419 of 585 statewide, top 72%, 467 students, 50% FRL); Sand Ridge Jr High (math 26% / reading 26%, grade F, #119 of 138 statewide, top 87%, 857 students, 40% FRL); Roy High (math 15% / reading 39%, grade F, #131 of 171 statewide, top 79%, 1,834 students, 28% FRL).
• Market conditions: Rents soft (-0.5%/yr); 203 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $408 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 52 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent.

Recommended offer $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.00% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.38×
• Total profit: $-10,175
• Equity at exit: $8,797

10-year hold

• IRR: -91.8%
• Equity multiple: -0.29×
• Total profit: $-21,378
• Equity at exit: $5,101

Cash invested: $16,520 (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 84067

• Rents YoY: -0.5%
• Active inventory: 203
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$930
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $63

Break-even live

Break-even rent $1,693

Max offer price $59,000

Occupancy floor 91%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2405 Hinckley Dr Unit L203 West Haven, UT	2.0	2.0	988	$1,416	$1.43	23d	1	0.26mi
3560 Midland Dr West Haven, UT	1.0–3.0	1.0–2.0	932	$1,599	$1.71	14d	22	0.50mi
3405 S 2400 W West Haven, UT	1.0–3.0	1.0–2.0	978	$1,800	$1.84	23d	5	0.62mi
2914 W 3885 S West Haven, UT	3.0	2.5	1440	$2,395	$1.66	23d	1	0.63mi
4389 S Locomotive DR Roy, UT	2.0–4.0	2.5–3.5	1651	$2,340	$1.42	14d	48	0.77mi
3330 S Midland Dr West Haven, UT	1.0–3.0	1.0–2.5	1000	$1,750	$1.75	14d	3	0.86mi
4449 S 1900 W Unit 4 Roy, UT	2.0	1.0	900	$999	$1.11	23d	1	0.95mi
2112 W 3300 S West Haven, UT	1.0–3.0	1.0–2.0	975	$1,772	$1.82	14d	15	0.96mi
4499 S 1930 W Roy, UT	1.0–3.0	1.0–2.5	1106	$2,162	$1.95	14d	11	1.00mi
3330 W 4000 S West Haven, UT	1.0–3.0	1.0–2.0	1048	$2,072	$1.98	14d	22	1.12mi
2002 W 4700 S Apt 2 Roy, UT	2.0	1.0	837	$1,185	$1.42	23d	1	1.15mi
90 West Roy, UT	1.0–3.0	1.0–2.0	1075	$1,635	$1.52	14d	11	1.31mi
1775 W 4800 S Roy, UT	1.0–2.0	1.0	770	$1,250	$1.62	14d	4	1.47mi

HOA detail

• Monthly dues: $930 · $11,160/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-18
   days on market $59,000 Active 52 DOM
2. 2026-06-17
   days on market $59,000 Active 51 DOM
3. 2026-06-16
   days on market $59,000 Active 50 DOM
4. 2026-06-15
   days on market $59,000 Active 49 DOM
5. 2026-06-14
   days on market $59,000 Active 47 DOM
6. 2026-06-10
   days on market $59,000 Active 44 DOM
7. 2026-06-09
   days on market $59,000 Active 43 DOM
8. 2026-06-08
   days on market $59,000 Active 42 DOM
9. 2026-06-07
   days on market $59,000 Active 41 DOM
10. 2026-06-05
    days on market $59,000 Active 38 DOM
11. 2026-06-03
    days on market $59,000 Active 37 DOM
12. 2026-06-02
    days on market $59,000 Active 36 DOM
13. 2026-06-01
    days on market $59,000 Active 35 DOM
14. 2026-05-31
    days on market $59,000 Active 34 DOM
15. 2026-05-31
    days on market $59,000 Active 33 DOM
16. 2026-05-16
    price $59,000
17. 2026-04-27
    listed $63,000 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 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,270
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − HOA: −$11,160
• − Depreciation: −$1,716
• Taxable income: $505
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $629/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home offers a good condition with minor updates needed to modernize the kitchen and enhance curb appeal.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor kitchen backsplash — dated design

Value-add opportunities

• Both update kitchen cabinets and backsplash — modernizes kitchen and improves resale value
• Both install smart home features — enhances convenience and appeal
• Both landscape front yard — enhances curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
kitchen backsplash · dated design	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both update kitchen cabinets and backsplash — modernizes kitchen and improves resale value ↑
• Both install smart home features — enhances convenience and appeal ↑
• Both landscape front yard — enhances curb appeal and rental 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: Weber District
• NCES district ID: 4901200
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $65,750
• Composite: 32.28/100
• National rank: #5757
• State rank: #56 of 80 in UT

Livability — Roy

• Score: 81/100
• State rank: #32
• US rank: #1449

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roy, UT
• County: Weber County · 260,557 people
• City population: 38,794
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 38,794
• Household income: $91,115
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 216.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 19% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 4% Italian 4% Portuguese 3%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -284.84%
• Current HPI: 323.642
• Rent YoY: ▼ -0.45%
• 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

-6.3% since first listed

2 events — show timeline

• 2026-05-16 Price Changed $59,000 WFRMLS
• 2026-04-27 Listed $63,000 WFRMLS