2491 N Highway 89 #535 · Pleasant View, UT 84404

$55,000

3 bd · 2.0 ba · 980 sqft · Manufactured · 6 Days on market

Built 2021 Good condition $860/mo HOA · 48% 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 +28.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Evergreen Village Value! Priced below comparable homes in the community and ready for a quick sale with title in hand. This well-maintained 2021 Champion manufactured home offers 980 sq. ft. of comfortable living space with 3 bedrooms and 2 bathrooms. Featuring a spacious front living room, open kitchen, and year-round comfort from central heating and air conditioning. Outside, enjoy a 10' x 12' storage shed with tile flooring, an additional garden shed, and a rare extra-deep double-wide driveway, providing ample parking and storage space. Residents enjoy access to a swimming pool, two playgrounds, and a safe friendly neighborhood atmosphere. Don't miss this opportunity! "All footage a

Key facts

• Two playgrounds
• Open kitchen
• 3 parking spots

Tags

• SPACIOUS FRONT LIVING ROOM
• OPEN KITCHEN
• ACCESS TO SWIMMING POOL
• TWO PLAYGROUNDS

Property features AI

Finance

• HOA & community: Homeowners association with clubhouse, playground and pool; Subdivision: EVERGREEN VILLAGE; Association fee: $860

Exterior

• Parking: 3 total parking spaces (all open)
• Utilities: Public sewer
• Home design: Manufactured home; Built and currently standing
• Construction: Asphalt roof; Manufactured construction
• Exterior features: Asphalt roof; Residential use

Interior

• Kitchen: Built-in range/oven
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas central heating (>= 95% efficiency); Central air conditioning
• Interior features: Built-in range/oven; Window blinds

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).

Location & tenants

• Location reads 77/100 on livability (#51 in UT, #2,901 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: cost of living D, amenities F, health & safety 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: Majestic School (math 35% / reading 35%, grade F, #388 of 585 statewide, top 67%, 771 students, 26% FRL); Orion Jr High (math 36% / reading 37%, grade F, #88 of 138 statewide, top 66%, 1,063 students, 19% FRL); Weber High (math 33% / reading 49%, grade F, #60 of 171 statewide, top 35%, 2,037 students, 15% FRL).
• Market conditions: Rents rising (+2.3%/yr); 611 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $380 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 $15k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.

Recommended offer $55,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.27% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.13%
• DSCR: 1.63
• GRM: 2.5

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $1,991
• Equity at exit: $8,201

10-year hold

• IRR: 12.0%
• Equity multiple: 1.91×
• Total profit: $13,990
• Equity at exit: $4,755

Cash invested: $15,400 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,799 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$860
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $181

Break-even live

Break-even rent $1,570

Max offer price $55,000

Occupancy floor 85%

Sensitivity live

Price	-10% $219	-5% $200	+0% $181	+5% $162	+10% $143
Rent	-10% $39	-5% $110	+0% $181	+5% $252	+10% $324
Rate	-1.0pp $209	-0.5pp $195	base $181	+0.5pp $167	+1.0pp $153

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1502 N 900 W Ogden, UT	2.0–3.0	1.0–1.5	1050	$1,475	$1.40	14d	8	1.06mi
811 W 1340 N Ogden, UT	1.0–3.0	1.0–2.5	1106	$1,859	$1.68	14d	1	1.18mi
2510 Charleston Ave Ogden, UT	2.0–3.0	2.0	900	$1,550	$1.72	14d	5	1.35mi

HOA detail

• Monthly dues: $860 · $10,320/yr
• Likely covers: landscapingpool

Listing history 6 events

1. 2026-06-18
   days on market $55,000 Active 6 DOM
2. 2026-06-17
   days on market $55,000 Active 5 DOM
3. 2026-06-16
   days on market $55,000 Active 4 DOM
4. 2026-06-15
   days on market $55,000 Active 3 DOM
5. 2026-06-14
   remarks 694-char remark
6. 2026-06-14
   listed $55,000 Active 1 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 18 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: $21,592
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − HOA: −$10,320
• − Depreciation: −$1,600
• Taxable income: $2,037
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $1,688/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 80/100 Cosmetic rehab

This 2021 Champion manufactured home is in excellent condition with recent updates, making it move-in ready and a great investment opportunity.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value.
• Both Replace carpet in bedrooms — Improves comfort and appearance.
• Both Install smart home devices — Enhances convenience and marketability.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value. ↑
• Both Replace carpet in bedrooms — Improves comfort and appearance. ↑
• Both Install smart home devices — Enhances convenience and marketability. ↑

ⓘ 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 — Pleasant View

• Score: 77/100
• State rank: #51
• US rank: #2901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant View, 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

1 event — show timeline

• 2026-06-12 Listed $55,000 WFRMLS