935 E 3000 N #89 · Layton, UT 84040

$46,400

2 bd · 2.0 ba · 938 sqft · Manufactured · 8 Days on market

Built 2026

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * This welcoming, well-maintained 2 bedroom, 2 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a picnic area / pavilion / grill, a playground, and a clubhouse, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Picnic area
• Clubhouse
• Playground

Tags

• PICNIC AREA
• PLAYGROUND
• CLUBHOUSE

Property features AI

Finance

• Financial info: List price $46,400

Exterior

• Utilities: Natural gas; Central air conditioning
• Home design: Spec inventory plan (90223)
• Construction: Living area approximately 938
• Exterior features: Located at 935 E 3000 N #89, Layton, UT 84040

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Active listing

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $46k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $46k).

Location & tenants

• Location reads 86/100 on livability (#11 in UT, #457 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• 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.
• Market conditions: 182 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,461 units permitted in Davis County in 2024 (508 in 5+ unit buildings).
• This rent is only 17% of the median local income ($128k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $321 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,400

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.84% ✓
• Cap rate: 34.42%
• Cash-on-cash: 100.44%
• DSCR: 5.47
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 5.75×
• Total profit: $61,764
• Equity at exit: $6,918

10-year hold

• IRR: —
• Equity multiple: 12.01×
• Total profit: $143,071
• Equity at exit: $4,012

Cash invested: $12,992 (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 84040

• Active inventory: 182
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$243
• Tax est. 1.5%: −$58 /mo · $696/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $1,087

Break-even live

Break-even rent $406

Max offer price $46,400

Occupancy floor 34%

Sensitivity live

Price	-10% $1,119	-5% $1,103	+0% $1,087	+5% $1,071	+10% $1,055
Rent	-10% $947	-5% $1,017	+0% $1,087	+5% $1,158	+10% $1,228
Rate	-1.0pp $1,111	-0.5pp $1,099	base $1,087	+0.5pp $1,075	+1.0pp $1,063

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: $11,600
• Closing costs: $1,392
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1375 East Layton, UT	1.0–3.0	1.0–2.5	1212	$1,862	$1.54	15d	14	0.49mi
2925 N Church St Layton, UT	1.0–3.0	1.0–2.0	960	$1,512	$1.57	15d	6	0.52mi
2525 N Hill Field Rd Unit 108 Layton, UT	1.0	1.0	552	$1,256	$2.28	24d	1	1.36mi
2525 N Hill Field Rd Layton, UT	2.0	1.0	775	$1,659	$2.14	24d	1	1.36mi
2955 N 400 W Layton, UT	2.0	1.0	581	$1,417	$2.44	15d	45	1.40mi

Listing history 7 events

1. 2026-06-18
   days on market $46,400 Active 8 DOM
2. 2026-06-17
   days on market $46,400 Active 7 DOM
3. 2026-06-16
   days on market $46,400 Active 6 DOM
4. 2026-06-15
   days on market $46,400 Active 5 DOM
5. 2026-06-14
   days on market $46,400 Active 3 DOM
6. 2026-06-13
   remarks 522-char remark
7. 2026-06-13
   listed $46,400 Active 2 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 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: $21,388
• − Mortgage interest: −$2,599
• − Property taxes: −$696
• − Insurance: −$232
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$1,350
• Taxable income: $13,089
• Est. tax owed @ 24.0%: −$3,141
• After-tax cash flow: $9,907/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 — Layton

• Score: 86/100
• State rank: #11
• US rank: #457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Layton, UT
• County: Davis County · 341,755 people
• City population: 83,689
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 28,509
• Household income: $128,365
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 137.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 7% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 5% Slovak 5% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 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: ▼ -328.02%
• Current HPI: 295.6671
• Rent YoY: —
• 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