2500 N Fort Ln #238 · Layton, UT 84041

$55,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 59 Days on market

Built 2006 $978/mo HOA · 53% of rent

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Why this score? — see what drove the C+ 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 +24.1/30.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2500 N Fort Lane #238 in Layton! This well-maintained single-wide home, built in 2006, offers comfort and convenience with 3 bedrooms and 2 bathrooms. The open layout provides a functional flow, making it perfect for everyday living. The kitchen comes fully equipped with all appliances included, featuring a gas range for the home chef. With a dedicated dining area, cozy living space, and private bedrooms, this home is move-in ready. Enjoy the ease of single-level living with low-maintenance design and all the essentials already in place. Located in a well-kept community in Layton, you'll have quick access to shopping, schools, dining, and commuter routes. Don't miss out on this a

Key facts

• Private bedrooms
• Single-level living
• Gas range

Tags

• FULLY EQUIPPED KITCHEN
• GAS RANGE
• DEDICATED DINING AREA
• PRIVATE BEDROOMS
• SINGLE-LEVEL LIVING
• LOW-MAINTENANCE DESIGN

Property features AI

Finance

• HOA & community: Homeowners association (Park Management); Monthly association fee of $978; Association fee includes trash and water; Community clubhouse; Playground; Pet rules allow pets; On-site management

Exterior

• Parking: 2 open/uncovered parking spaces (total 2)
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary (public) water
• Home design: Manufactured home; Single-level living; Residential use; Built and standing
• Construction: Clapboard/Masonite siding; Asphalt roof; No basement
• Exterior features: Covered deck; Open porch; Paved road access; Landscaping: full; Flat terrain

Interior

• Kitchen: Gas range; Range hood; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas central); Central air conditioning
• Interior features: Disposal; Vaulted ceilings; Blinds; Drapes
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

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: Lincoln School (math 13% / reading 16%, grade F, #559 of 585 statewide, top 96%, 703 students, 42% FRL); North Davis Jr High (math 30% / reading 34%, grade F, #101 of 138 statewide, top 73%, 924 students, 46% FRL); Northridge High (math 24% / reading 43%, grade F, #106 of 171 statewide, top 62%, 1,954 students, 23% FRL) — zoned schools average 37% FRL vs 19% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 45% district-wide (-18 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 (+1.3%/yr); 347 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $380 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 59 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y 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 53% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 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?
5. 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.
6. 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.
7. 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: 3.37% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.44%
• DSCR: 1.38
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.71×
• Total profit: $-4,508
• Equity at exit: $8,201

10-year hold

• IRR: -6.2%
• Equity multiple: 0.68×
• Total profit: $-4,869
• Equity at exit: $4,755

Cash invested: $15,400 (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 84041

• Rents YoY: 1.3%
• Active inventory: 347
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$978
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $108

Break-even live

Break-even rent $1,719

Max offer price $55,000

Occupancy floor 89%

Sensitivity live

Price	-10% $146	-5% $127	+0% $108	+5% $89	+10% $70
Rent	-10% $-38	-5% $35	+0% $108	+5% $182	+10% $255
Rate	-1.0pp $136	-0.5pp $122	base $108	+0.5pp $94	+1.0pp $80

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 N Hill Field Rd Layton, UT	2.0	1.0	775	$1,659	$2.14	25d	1	0.53mi
2955 N 400 W Layton, UT	2.0	1.0	581	$1,417	$2.44	16d	45	0.72mi
1656 N 400 W Layton, UT	1.0–2.0	1.0–1.5	848	$1,584	$1.87	16d	10	1.00mi
3306 N Fairfield Rd Unit A Layton, UT	2.0	2.0	1200	$1,850	$1.54	21d	1	1.04mi
3306 N Fairfield Rd Unit B Layton, UT	2.0	2.0	1250	$1,900	$1.52	21d	1	1.04mi
1814 N 700 W Layton, UT	1.0–2.0	1.0–2.0	838	$1,734	$2.07	16d	10	1.07mi
2899 N 1150 W Layton, UT	3.0	2.5	1410	$1,825	$1.29	25d	1	1.25mi
540 W 1425 N Layton, UT	1.0–2.0	1.0–2.0	600	$1,475	$2.46	15d	8	1.29mi
1375 East Layton, UT	1.0–3.0	1.0–2.5	1212	$2,375	$1.96	16d	14	1.30mi
2925 N Church St Layton, UT	1.0–3.0	1.0–2.0	960	$1,699	$1.77	16d	6	1.34mi
1100 S 2000 E Clearfield, UT	1.0–3.0	1.0–2.0	895	$1,952	$2.18	16d	32	1.41mi
1300 S 1800 E Clearfield, UT	1.0–3.0	1.0–2.0	1113	$2,197	$1.97	16d	20	1.42mi

HOA detail

• Monthly dues: $978 · $11,736/yr
• Likely covers: gas

Listing history 22 events

1. 2026-06-21
   days on market $55,000 Active 59 DOM
2. 2026-06-18
   days on market $55,000 Active 56 DOM
3. 2026-06-17
   days on market $55,000 Active 55 DOM
4. 2026-06-16
   days on market $55,000 Active 54 DOM
5. 2026-06-15
   days on market $55,000 Active 53 DOM
6. 2026-06-14
   days on market $55,000 Active 51 DOM
7. 2026-06-13
   days on market $55,000 Active 50 DOM
8. 2026-06-10
   days on market $55,000 Active 48 DOM
9. 2026-06-09
   days on market $55,000 Active 47 DOM
10. 2026-06-08
    days on market $55,000 Active 46 DOM
11. 2026-06-07
    days on market $55,000 Active 45 DOM
12. 2026-06-05
    days on market $55,000 Active 42 DOM
13. 2026-06-03
    days on market $55,000 Active 41 DOM
14. 2026-06-02
    days on market $55,000 Active 40 DOM
15. 2026-06-01
    days on market $55,000 Active 39 DOM
16. 2026-05-31
    days on market $55,000 Active 38 DOM
17. 2026-05-31
    days on market $55,000 Active 37 DOM
18. 2026-04-23
    listed $55,000 Active
19. 2026-02-26
    historical
20. 2025-10-29
    price $59,000
21. 2025-09-03
    listed $75,000 Active
22. 1997-07-22
    listed $8,900

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 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: $22,274
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − HOA: −$11,736
• − Depreciation: −$1,600
• Taxable income: $1,194
• Est. tax owed @ 24.0%: −$286
• After-tax cash flow: $1,013/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): 55,180
• Household income: $89,604
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1058.0

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 17% Two or more races 10% Asian 2% Black 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Italian 2% Portuguese 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 11% Tagalog/Filipino 1% Other Indo-European 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: ▼ -173.00%
• Current HPI: 307.2627
• Rent YoY: ▲ 1.30%
• 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

+518.0% since first listed

5 events — show timeline

• 2026-04-23 Listed $55,000 WFRMLS
• 2026-02-26 Listing Removed — WFRMLS
• 2025-10-29 Price Changed $59,000 WFRMLS
• 2025-09-03 Listed $75,000 WFRMLS
• 1997-07-22 Listed $8,900 WFRMLS