935 E 3000 N #26 · Layton, UT 84040

$39,900

2 bd · 1.0 ba · 900 sqft · Manufactured · 137 Days on market

Manufactured home Built 2000 $1022/mo HOA · 75% of rent ↓ 11% since listing

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Why this score? — see what drove the F 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
• 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
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Fenced yard
• Community pool
• Storage shed

Tags

• FENCED YARD
• STORAGE SHED
• COMMUNITY POOL
• INCLUDED APPLIANCES

Property features AI

Finance

• HOA & community: Part of Quail Ridge homeowners association; Monthly HOA fee; HOA covers grounds maintenance; Community amenities include clubhouse, gated entry, management, picnics/play areas, playground, pool, and snow removal; Pet rules enforced

Exterior

• Parking: Attached garage; Carport; 2 total parking spaces; 2 carport spaces; 2 covered parking spaces
• Utilities: Natural gas connected; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home; Built/standing; Faces east
• Construction: Asphalt roof
• Exterior features: Covered patio; Fully fenced lot; Partial landscaping

Interior

• Kitchen: Disposal; Free-standing range/oven
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heating; Hot water heating; Evaporative cooling
• Interior features: Disposal; Free-standing range/oven; Blinds

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $9k (78.0% below list).
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $9k (78.0% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Mountain View School (math 50% / reading 50%, grade D+, #161 of 585 statewide, top 29%, 781 students, 21% FRL); North Layton Jr High (math 39% / reading 40%, grade F, #75 of 138 statewide, top 56%, 1,009 students, 30% FRL); Northridge High (math 24% / reading 43%, grade F, #106 of 171 statewide, top 62%, 1,954 students, 23% FRL).
• Market conditions: 187 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 13% 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 $276 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.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 75% of rent.
• Climate carrying-cost: moderate flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $8,780 (78.0% 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 137 days. Have you received any prior offers? Is the seller open to a 78% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.43% ✓
• Cap rate: -0.18%
• Cash-on-cash: -23.10%
• DSCR: -0.03
• GRM: 2.4

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: -61.3%
• Equity multiple: -0.75×
• Total profit: $-19,514
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: -1.86×
• Total profit: $-31,994
• Equity at exit: $3,450

Cash invested: $11,172 (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: 187
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$1,022
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-215

Break-even live

Break-even rent $1,643

Max offer price $8,780

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-201	+0% $-215	+5% $-229	+10% $-243
Rent	-10% $-323	-5% $-269	+0% $-215	+5% $-161	+10% $-107
Rate	-1.0pp $-195	-0.5pp $-205	base $-215	+0.5pp $-225	+1.0pp $-236

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: $9,975
• Closing costs: $1,197
• 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	16d	14	0.49mi
2925 N Church St Layton, UT	1.0–3.0	1.0–2.0	960	$1,512	$1.57	16d	6	0.52mi
2525 N Hill Field Rd Unit 108 Layton, UT	1.0	1.0	552	$1,256	$2.28	26d	1	1.36mi
2525 N Hill Field Rd Layton, UT	2.0	1.0	775	$1,659	$2.14	26d	1	1.36mi
2955 N 400 W Layton, UT	2.0	1.0	581	$1,417	$2.44	16d	45	1.40mi

HOA detail

• Monthly dues: $1,022 · $12,264/yr

Listing history 27 events

1. 2026-06-23
   days on market $39,900 Active 137 DOM
2. 2026-06-21
   days on market $39,900 Active 136 DOM
3. 2026-06-18
   days on market $39,900 Active 133 DOM
4. 2026-06-17
   days on market $39,900 Active 132 DOM
5. 2026-06-16
   days on market $39,900 Active 131 DOM
6. 2026-06-15
   days on market $39,900 Active 130 DOM
7. 2026-06-14
   days on market $39,900 Active 128 DOM
8. 2026-06-13
   days on market $39,900 Active 127 DOM
9. 2026-06-10
   days on market $39,900 Active 125 DOM
10. 2026-06-09
    days on market $39,900 Active 124 DOM
11. 2026-06-08
    days on market $39,900 Active 123 DOM
12. 2026-06-07
    days on market $39,900 Active 122 DOM
13. 2026-06-05
    days on market $39,900 Active 119 DOM
14. 2026-06-03
    days on market $39,900 Active 118 DOM
15. 2026-06-02
    days on market $39,900 Active 117 DOM
16. 2026-06-01
    days on market $39,900 Active 116 DOM
17. 2026-05-31
    days on market $39,900 Active 115 DOM
18. 2026-05-31
    days on market $39,900 Active 114 DOM
19. 2026-02-05
    listed $39,900 Active
20. 2025-11-17
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2025-11-13
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2025-10-27
    listed $39,500 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

23. 2024-05-08
    historical
24. 2024-03-14
    listed $46,900 Active
25. 2023-04-27
    status Under Contract
26. 2023-04-27
    soldstatus Closed
27. 2023-04-12
    listed $44,990 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 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: $16,446
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − HOA: −$12,264
• − Depreciation: −$1,161
• Taxable loss: −$2,643
• Est. tax savings @ 24.0%: +$634
• After-tax cash flow: $-1,946/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

Price history

-11.3% since first listed

9 events — show timeline

• 2026-02-05 Listed $39,900 WFRMLS
• 2025-11-17 Sold (MLS) — WFRMLS
• 2025-11-13 Pending — WFRMLS
• 2025-10-27 Listed $39,500 WFRMLS
• 2024-05-08 Listing Removed — WFRMLS
• 2024-03-14 Listed $46,900 WFRMLS
• 2023-04-27 Pending — WFRMLS
• 2023-04-27 Sold (MLS) — WFRMLS
• 2023-04-12 Listed $44,990 WFRMLS