3800 S 1900 W #66 · Roy, UT 84067

$87,000

3 bd · 2.0 ba · 1,400 sqft · Manufactured · 57 Days on market

Built 1980 435 sqft lot $775/mo HOA · 43% 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).

• Cash flow +15.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bed, 2 bath home (~1,400 sq ft) built in 1980 in Monte Vista MHP. Fully remodeled with a functional open layout, spacious living area, and private primary suite. Move-in ready with great natural light and storage. Close to shopping, dining, and major roads. Buyer must be park approved; lot rent $775/mo. Financing options available based on approval. 55+ community

Key facts

• 2 parking spots
• Built 1980
• Listed 57 days

Property features AI

Finance

• Other: Located in MONTE VISTA MOBILE HOME PARK
• HOA & community: Homeowners association with monthly fee; Association fee $775 per month; Association provides management, allows pets, and handles snow removal

Exterior

• Parking: Total of 2 parking spaces; 1 covered parking space; 1 open/uncovered parking space; 1 carport space; Covered parking and uncovered parking available
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Water connected
• Home design: Mobile home; Property is built and standing
• Construction: Aluminum exterior; Asphalt roof; Built/standing construction
• Exterior features: Awning(s); Covered deck; Covered patio; Partially fenced yard; Automatic full sprinkler system

Interior

• Kitchen: Gas oven; Granite countertops; Disposal
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Disposal; Oven: Gas; Granite countertops; Accessible electrical and environmental controls
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $87k.

Deal economics

• At list price, monthly cash flow is $34 ($411/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $84k (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; 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 $601 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 57 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.

Recommended offer $84,390 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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. 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?
6. 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.
7. 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.
8. 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: 2.05% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 4.1

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: -20.9%
• Equity multiple: 0.32×
• Total profit: $-16,647
• Equity at exit: $12,972

10-year hold

• IRR: -56.9%
• Equity multiple: -0.23×
• Total profit: $-29,866
• Equity at exit: $7,522

Cash invested: $24,360 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• HOA: −$775
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $34

Break-even live

Break-even rent $1,742

Max offer price $87,000

Occupancy floor 93%

Sensitivity live

Price	-10% $94	-5% $64	+0% $34	+5% $4	+10% $-26
Rent	-10% $-107	-5% $-36	+0% $34	+5% $105	+10% $175
Rate	-1.0pp $78	-0.5pp $56	base $34	+0.5pp $12	+1.0pp $-11

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: $21,750
• Closing costs: $2,610
• 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	24d	1	0.70mi
3330 S Midland Dr West Haven, UT	1.0–3.0	1.0–2.5	1000	$1,750	$1.75	15d	3	0.80mi
4449 S 1900 W Unit 4 Roy, UT	2.0	1.0	900	$999	$1.11	24d	1	0.81mi
3560 Midland Dr West Haven, UT	1.0–3.0	1.0–2.0	932	$1,599	$1.71	15d	22	0.82mi
4499 S 1930 W Roy, UT	1.0–3.0	1.0–2.5	1106	$2,162	$1.95	15d	11	0.90mi
2112 W 3300 S West Haven, UT	1.0–3.0	1.0–2.0	975	$1,772	$1.82	15d	15	0.93mi
3405 S 2400 W West Haven, UT	1.0–3.0	1.0–2.0	978	$1,800	$1.84	24d	5	0.95mi
90 West Roy, UT	1.0–3.0	1.0–2.0	1075	$1,635	$1.52	15d	11	1.12mi
4372 S 1000 W Unit A Riverdale, UT	3.0	1.5	1375	$1,725	$1.25	24d	1	1.24mi
918 W 4350 S Ogden, UT	4.0	1.5	1800	$2,350	$1.31	24d	1	1.30mi
759 3900 S Ogden, UT	2.0	1.0	1000	$1,350	$1.35	24d	1	1.31mi
1775 W 4800 S Roy, UT	1.0–2.0	1.0	770	$1,250	$1.62	15d	4	1.32mi
735 3900 S Unit 1 Riverdale, UT	3.0	1.0	975	$1,150	$1.18	24d	1	1.34mi
4389 S Locomotive DR Roy, UT	2.0–4.0	2.5–3.5	1651	$2,340	$1.42	15d	48	1.35mi
3922 Lamplighter Way Riverdale, UT	3.0	1.5	1390	$1,695	$1.22	15d	1	1.40mi
2914 W 3885 S West Haven, UT	3.0	2.5	1440	$2,395	$1.66	24d	1	1.41mi

HOA detail

• Monthly dues: $775 · $9,300/yr

Listing history 50 events

1. 2026-06-18
   days on market $87,000 Active 57 DOM
2. 2026-06-17
   price $87,000 Active 56 DOM
3. 2026-06-17
   days on market $96,996 Active 56 DOM
4. 2026-06-16
   days on market $96,996 Active 55 DOM
5. 2026-06-15
   days on market $96,996 Active 54 DOM
6. 2026-06-14
   remarks 368-char remark
7. 2026-06-14
   days on market $96,996 Active 52 DOM
8. 2026-06-10
   days on market $96,996 Active 49 DOM
9. 2026-06-09
   days on market $96,996 Active 48 DOM
10. 2026-06-08
    days on market $96,996 Active 47 DOM
11. 2026-06-07
    days on market $96,996 Active 46 DOM
12. 2026-06-05
    days on market $96,996 Active 43 DOM
13. 2026-06-03
    days on market $96,996 Active 42 DOM
14. 2026-06-02
    pricedays on market $96,996 Active 41 DOM
15. 2026-06-01
    days on market $96,997 Active 40 DOM
16. 2026-05-31
    days on market $96,997 Active 39 DOM
17. 2026-05-31
    days on market $96,997 Active 38 DOM
18. 2026-05-20
    price $96,997
19. 2026-05-08
    price $96,998
20. 2026-04-30
    price $96,999
21. 2026-04-22
    listed $97,000 Active
22. 2026-04-14
    historical
23. 2026-02-25
    price $97,000
24. 2026-02-11
    price $109,000
25. 2026-01-07
    price $115,000
26. 2025-12-24
    price $124,997
27. 2025-11-25
    price $124,998
28. 2025-11-14
    price $124,999
29. 2025-11-07
    listed $125,000 Active
30. 2025-09-02
    historical
31. 2025-08-29
    price $34,500
32. 2025-08-21
    price $34,900
33. 2025-08-05
    price $39,900
34. 2025-08-01
    price $44,900
35. 2025-07-08
    status Active
36. 2025-07-08
    price $45,000
37. 2025-06-05
    status Under Contract
38. 2025-05-29
    price $39,990
39. 2025-05-23
    price $49,500
40. 2025-05-17
    listed $49,990 Active
41. 2025-02-16
    historical
42. 2025-02-01
    price $50,000
43. 2025-01-30
    price $54,000
44. 2025-01-29
    price $54,499
45. 2025-01-10
    price $54,999
46. 2024-12-21
    listed $59,999 Active
47. 2019-10-17
    soldstatus Sold
48. 2019-10-16
    status Under Contract
49. 2019-10-16
    status Active
50. 2019-10-09
    status Under Contract

ⓘ 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: $21,425
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$435
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − HOA: −$9,300
• − Depreciation: −$2,531
• Taxable loss: −$448
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $518/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

+106.4% since first listed

39 events — show timeline

• 2026-05-20 Price Changed $96,997 WFRMLS
• 2026-05-08 Price Changed $96,998 WFRMLS
• 2026-04-30 Price Changed $96,999 WFRMLS
• 2026-04-22 Listed $97,000 WFRMLS
• 2026-04-14 Listing Removed — WFRMLS
• 2026-02-25 Price Changed $97,000 WFRMLS
• 2026-02-11 Price Changed $109,000 WFRMLS
• 2026-01-07 Price Changed $115,000 WFRMLS
• 2025-12-24 Price Changed $124,997 WFRMLS
• 2025-11-25 Price Changed $124,998 WFRMLS
• 2025-11-14 Price Changed $124,999 WFRMLS
• 2025-11-07 Listed $125,000 WFRMLS
• 2025-09-02 Listing Removed — WFRMLS
• 2025-08-29 Price Changed $34,500 WFRMLS
• 2025-08-21 Price Changed $34,900 WFRMLS
• 2025-08-05 Price Changed $39,900 WFRMLS
• 2025-08-01 Price Changed $44,900 WFRMLS
• 2025-07-08 Relisted — WFRMLS
• 2025-07-08 Price Changed $45,000 WFRMLS
• 2025-06-05 Pending — WFRMLS
• 2025-05-29 Price Changed $39,990 WFRMLS
• 2025-05-23 Price Changed $49,500 WFRMLS
• 2025-05-17 Listed $49,990 WFRMLS
• 2025-02-16 Listing Removed — WFRMLS
• 2025-02-01 Price Changed $50,000 WFRMLS
• 2025-01-30 Price Changed $54,000 WFRMLS
• 2025-01-29 Price Changed $54,499 WFRMLS
• 2025-01-10 Price Changed $54,999 WFRMLS
• 2024-12-21 Listed $59,999 WFRMLS
• 2019-10-17 Sold (MLS) — WFRMLS
• 2019-10-16 Pending — WFRMLS
• 2019-10-16 Relisted — WFRMLS
• 2019-10-09 Pending — WFRMLS
• 2019-10-07 Price Changed $20,000 WFRMLS
• 2019-09-29 Price Changed $30,000 WFRMLS
• 2019-08-27 Relisted — WFRMLS
• 2019-08-22 Pending — WFRMLS
• 2019-08-14 Listed $39,900 WFRMLS
• 2002-09-09 Listed $47,000 WFRMLS