75 W 250 N #84 · Clearfield, UT 84015

$61,500

3 bd · 2.0 ba · 960 sqft · Manufactured · 191 Days on market

Built 2025 $949/mo HOA · 54% of rent ↓ 25% 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).

• Cash flow +14.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1 MONTHS FREE LOT RENT * * * This 900 sq. ft. manufactured home, built in 2025, offers comfortable living with 3 bedrooms, 2 full bathrooms, a spacious living room, dining area, kitchen, and laundry. Appliances include a fridge, oven, and water heater. Located in the peaceful Hidden community, residents enjoy well-kept common areas, a playground, and a sports court-all in a friendly neighborhood setting. Conveniently close to shopping, dining, and entertainment, this home blends comfort, community, and convenience. Buyer is advised to obtain an independent measurement.

Key facts

• Sports court
• Close to dining
• Close to shopping

Tags

• WELL-KEPT COMMON AREAS
• PLAYGROUND
• SPORTS COURT
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO ENTERTAINMENT

Property features AI

Finance

• Other: Subdivision: HIDDEN GLEN MOBILE ESTATES; Residential use; Approximately 960 above-grade finished area
• HOA & community: Homeowners association (Hidden Glen Manager); Monthly association fee of $949; Association permits pets with rules and includes a playground

Exterior

• Parking: Uncovered open parking
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (water) connected
• Home design: Mobile home; Built/standing
• Construction: Asphalt construction material
• Exterior features: Double-pane windows; Asphalt roof

Interior

• Kitchen: Gas range/oven; Portable dishwasher; Refrigerator; Garbage disposal
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Garbage disposal; Gas range/oven (free standing); Portable dishwasher; Refrigerator; Double-pane windows
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $62k.

Deal economics

• At list price, monthly cash flow is $12 ($147/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $62k).
• Recommended offer: $54k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#45 in UT, #2,413 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment B+; Watch: amenities D-.
• 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: Wasatch School (math 26% / reading 35%, grade F, #432 of 585 statewide, top 74%, 447 students, 56% FRL); North Davis Jr High (math 30% / reading 34%, grade F, #101 of 138 statewide, top 73%, 924 students, 46% FRL); Clearfield High (math 23% / reading 41%, grade F, #111 of 171 statewide, top 68%, 2,030 students, 22% FRL) — zoned schools average 41% FRL vs 19% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 45% district-wide (-14 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 (+2.2%/yr); 387 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $425 of loan paydown is wiped out by about $2k 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 191 days — a 12% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 54% of rent.

Recommended offer $54,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.85% ✓
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.25% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.43×
• Total profit: $-9,890
• Equity at exit: $9,170

10-year hold

• IRR: -10.6%
• Equity multiple: 0.39×
• Total profit: $-10,443
• Equity at exit: $5,317

Cash invested: $17,220 (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 84015

• Rents YoY: 2.2%
• Active inventory: 387
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$323
• Tax est. 1.5%: −$77 /mo · $922/yr
• Insurance: −$26
• HOA: −$949
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $12

Break-even live

Break-even rent $1,739

Max offer price $61,500

Occupancy floor 94%

Sensitivity live

Price	-10% $55	-5% $34	+0% $12	+5% $-9	+10% $-30
Rent	-10% $-126	-5% $-57	+0% $12	+5% $82	+10% $151
Rate	-1.0pp $43	-0.5pp $28	base $12	+0.5pp $-4	+1.0pp $-20

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: $15,375
• Closing costs: $1,845
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75 W 250 N Clearfield, UT	2.0	2.0	896	$1,424	$1.59	24d	1	0.04mi
101 N Main St Clearfield, UT	1.0–3.0	1.0–2.0	1040	$1,844	$1.77	14d	8	0.07mi
54 W 250 N Apt 2 Clearfield, UT	2.0	1.0	900	$1,095	$1.22	24d	1	0.17mi
111 Center St Unit 5C Clearfield, UT	2.0	1.5	1008	$1,480	$1.47	24d	1	0.24mi
293 S State St Clearfield, UT	1.0–2.0	1.0	1023	$1,529	$1.49	14d	2	0.50mi
444 State St Clearfield, UT	1.0–2.0	1.0–2.0	881	$1,627	$1.85	24d	1	0.67mi
684 W 800 N Clearfield, UT	2.0	1.0–1.5	831	$1,315	$1.58	24d	1	0.99mi
875 S Depot St Unit B344 Clearfield, UT	2.0	2.0	1000	$1,625	$1.62	24d	1	1.12mi
163 S 1450 W Clearfield, UT	2.0–3.0	1.5	1060	$1,716	$1.62	14d	2	1.39mi

HOA detail

• Monthly dues: $949 · $11,388/yr
• Likely covers: water

Listing history 21 events

1. 2026-06-18
   price $61,500 Active 191 DOM
2. 2026-06-18
   days on market $67,500 Active 191 DOM
3. 2026-06-17
   days on market $67,500 Active 190 DOM
4. 2026-06-16
   days on market $67,500 Active 189 DOM
5. 2026-06-15
   days on market $67,500 Active 188 DOM
6. 2026-06-14
   days on market $67,500 Active 186 DOM
7. 2026-06-13
   days on market $67,500 Active 185 DOM
8. 2026-06-10
   days on market $67,500 Active 183 DOM
9. 2026-06-09
   days on market $67,500 Active 182 DOM
10. 2026-06-08
    days on market $67,500 Active 181 DOM
11. 2026-06-07
    days on market $67,500 Active 180 DOM
12. 2026-06-05
    days on market $67,500 Active 177 DOM
13. 2026-06-03
    days on market $67,500 Active 176 DOM
14. 2026-06-02
    days on market $67,500 Active 175 DOM
15. 2026-06-01
    days on market $67,500 Active 174 DOM
16. 2026-05-31
    days on market $67,500 Active 173 DOM
17. 2026-05-31
    days on market $67,500 Active 172 DOM
18. 2026-05-07
    price $67,500
19. 2026-04-21
    price $68,999
20. 2026-03-26
    price $74,500
21. 2025-12-09
    listed $89,900 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥93°F today · 14 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: $21,057
• − Mortgage interest: −$3,445
• − Property taxes: −$922
• − Insurance: −$308
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − HOA: −$11,388
• − Depreciation: −$1,789
• Taxable loss: −$164
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $186/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: 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 — Clearfield

• Score: 78/100
• State rank: #45
• US rank: #2413

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clearfield, UT
• County: Davis County · 341,755 people
• City population: 71,812
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 71,812
• Household income: $95,519
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 985.0

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 16% Two or more races 9% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Italian 3% Portuguese 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 9% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -249.80%
• Current HPI: 330.669
• Rent YoY: ▲ 2.25%
• 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

-24.9% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $67,500 WFRMLS
• 2026-04-21 Price Changed $68,999 WFRMLS
• 2026-03-26 Price Changed $74,500 WFRMLS
• 2025-12-09 Listed $89,900 WFRMLS