3800 S 1900 W #133 · Roy, UT 84067

$90,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 33 Days on market

Built 1993 435 sqft lot $850/mo HOA · 47% of rent

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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 +9.8/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Functional kitchen
• Bonus den
• Built-in shelving

Tags

• NEW ROOF
• OVERSIZED PRIMARY SUITE
• FUNCTIONAL KITCHEN
• DEDICATED LAUNDRY ROOM
• BONUS DEN
• BUILT-IN SHELVING

Property features AI

Finance

• Other: Located in the Monte Vista subdivision; Senior community
• HOA & community: Homeowners association with monthly fee; Association fee includes cable TV, sewer, trash, and water; Association amenities include barbecue, RV parking, management, pets permitted, picnic area, snow removal

Exterior

• Parking: Covered parking; Three carport spaces; Three open parking spaces; Total of six parking spaces; Common RV parking
• Utilities: Natural gas connected; Electricity connected; Public sewer (connected); Culinary water connected
• Home design: Mobile home; Built/standing condition; Faces north
• Construction: Asphalt construction materials
• Exterior features: Covered deck; Open porch; Storm doors; Storage shed(s); Manual full sprinkler system; Landscaping: full; Paved road access; Flat terrain

Interior

• Kitchen: Refrigerator; Freezer; Range hood; Range/Oven: free standing; Disposal
• Bedrooms: Three main-level bedrooms; Primary bedroom on the first floor
• Flooring: Carpet; Linoleum
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (gas central); Central air conditioning
• Interior features: Primary bathroom with separate tub and shower; Disposal; Range/Oven: free standing; Ceiling fan; Window coverings (blinds and drapes)
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $-58 ($-691/yr) — negative.
• To cash-flow at today's rent, offer at most $82k (9.3% below list).
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.3% below list) — sets the bar for cash-flow.

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); 207 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $622 of loan paydown is wiped out by about $3k 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 33 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago 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 47% of rent.

Recommended offer $81,664 (9.3% 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 33 days. Have you received any prior offers? Is the seller open to a 9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.99% ✓
• Cap rate: 5.52%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 4.2

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: -29.1%
• Equity multiple: 0.09×
• Total profit: $-22,950
• Equity at exit: $13,419

10-year hold

• IRR: -96.4%
• Equity multiple: -0.70×
• Total profit: $-42,754
• Equity at exit: $7,782

Cash invested: $25,200 (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: 207
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$850
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-58

Break-even live

Break-even rent $1,863

Max offer price $81,664

Occupancy floor 98%

Sensitivity live

Price	-10% $5	-5% $-27	+0% $-58	+5% $-89	+10% $-120
Rent	-10% $-199	-5% $-128	+0% $-58	+5% $13	+10% $84
Rate	-1.0pp $-12	-0.5pp $-35	base $-58	+0.5pp $-81	+1.0pp $-105

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	25d	1	0.70mi
3330 S Midland Dr West Haven, UT	1.0–3.0	1.0–2.5	1000	$1,750	$1.75	16d	3	0.80mi
4449 S 1900 W Unit 4 Roy, UT	2.0	1.0	900	$999	$1.11	25d	1	0.81mi
3560 Midland Dr West Haven, UT	1.0–3.0	1.0–2.0	932	$1,599	$1.71	16d	22	0.82mi
4499 S 1930 W Roy, UT	1.0–3.0	1.0–2.5	1106	$2,162	$1.95	16d	11	0.90mi
2112 W 3300 S West Haven, UT	1.0–3.0	1.0–2.0	975	$1,772	$1.82	16d	15	0.93mi
3405 S 2400 W West Haven, UT	1.0–3.0	1.0–2.0	978	$1,800	$1.84	25d	5	0.95mi
90 West Roy, UT	1.0–3.0	1.0–2.0	1075	$1,635	$1.52	16d	11	1.12mi
4372 S 1000 W Unit A Riverdale, UT	3.0	1.5	1375	$1,725	$1.25	25d	1	1.24mi
918 W 4350 S Ogden, UT	4.0	1.5	1800	$2,350	$1.31	25d	1	1.30mi
759 3900 S Ogden, UT	2.0	1.0	1000	$1,350	$1.35	25d	1	1.31mi
1775 W 4800 S Roy, UT	1.0–2.0	1.0	770	$1,250	$1.62	16d	4	1.32mi
735 3900 S Unit 1 Riverdale, UT	3.0	1.0	975	$1,150	$1.18	25d	1	1.34mi
4389 S Locomotive DR Roy, UT	2.0–4.0	2.5–3.5	1651	$2,340	$1.42	16d	48	1.35mi
3922 Lamplighter Way Riverdale, UT	3.0	1.5	1390	$1,695	$1.22	16d	1	1.40mi
2914 W 3885 S West Haven, UT	3.0	2.5	1440	$2,395	$1.66	25d	1	1.41mi

HOA detail

• Monthly dues: $850 · $10,200/yr

Listing history 29 events

1. 2026-05-09
   status Under Contract
2. 2026-04-24
   historical Backup
3. 2026-04-07
   listed $90,000 Active
4. 2026-04-06
   historical
5. 2026-04-03
   status Active
6. 2026-04-01
   historical
7. 2026-03-31
   price $94,900
8. 2026-03-12
   price $95,000
9. 2026-03-09
   price $94,900
10. 2026-03-06
    price $110,000
11. 2026-02-13
    price $109,900
12. 2026-02-02
    price $110,000
13. 2026-01-15
    price $109,900
14. 2026-01-11
    price $119,900
15. 2026-01-02
    price $120,000
16. 2025-12-22
    price $119,900
17. 2025-12-18
    price $120,000
18. 2025-12-14
    price $119,900
19. 2025-12-10
    price $120,000
20. 2025-12-03
    price $119,900
21. 2025-11-25
    price $120,000
22. 2025-11-14
    price $119,900
23. 2025-10-13
    price $129,900
24. 2025-09-25
    listed $139,900 Active
25. 2015-08-12
    soldstatus Sold 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

26. 2015-07-10
    historical 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

27. 2015-07-01
    listed $47,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

28. 2013-07-31
    soldstatus
29. 2013-06-05
    listed $39,900

ⓘ 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 4 d/yr ≥94°F today · 11 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: $21,484
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − HOA: −$10,200
• − Depreciation: −$2,618
• Taxable loss: −$1,613
• Est. tax savings @ 24.0%: +$387
• After-tax cash flow: $-304/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: 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

+125.6% since first listed

29 events — show timeline

• 2026-05-09 Pending — WFRMLS
• 2026-04-24 Contingent — WFRMLS
• 2026-04-07 Listed $90,000 WFRMLS
• 2026-04-06 Listing Removed — WFRMLS
• 2026-04-03 Relisted — WFRMLS
• 2026-04-01 Listing Removed — WFRMLS
• 2026-03-31 Price Changed $94,900 WFRMLS
• 2026-03-12 Price Changed $95,000 WFRMLS
• 2026-03-09 Price Changed $94,900 WFRMLS
• 2026-03-06 Price Changed $110,000 WFRMLS
• 2026-02-13 Price Changed $109,900 WFRMLS
• 2026-02-02 Price Changed $110,000 WFRMLS
• 2026-01-15 Price Changed $109,900 WFRMLS
• 2026-01-11 Price Changed $119,900 WFRMLS
• 2026-01-02 Price Changed $120,000 WFRMLS
• 2025-12-22 Price Changed $119,900 WFRMLS
• 2025-12-18 Price Changed $120,000 WFRMLS
• 2025-12-14 Price Changed $119,900 WFRMLS
• 2025-12-10 Price Changed $120,000 WFRMLS
• 2025-12-03 Price Changed $119,900 WFRMLS
• 2025-11-25 Price Changed $120,000 WFRMLS
• 2025-11-14 Price Changed $119,900 WFRMLS
• 2025-10-13 Price Changed $129,900 WFRMLS
• 2025-09-25 Listed $139,900 WFRMLS
• 2015-08-12 Sold (MLS) — WFRMLS
• 2015-07-10 Listing Removed — WFRMLS
• 2015-07-01 Listed $47,000 WFRMLS
• 2013-07-31 Sold (MLS) — WFRMLS
• 2013-06-05 Listed $39,900 WFRMLS