4375 Weber River Dr #38 · Riverdale, UT 84405

$49,000

2 bd · 1.0 ba · 1,000 sqft · Manufactured · 11 Days on market

Built 1979 435 sqft lot

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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 +4.0/5.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Quartz countertops
• Fully remodeled
• Ada accessible

Tags

• FULLY REMODELED
• LUXURY VINYL PLANK FLOORING
• QUARTZ COUNTERTOPS
• BRAND NEW HVAC SYSTEM
• FULLY FENCED BACKYARD
• ADA ACCESSIBLE

Property features AI

Finance

• Other: Approximately 1000 above-grade finished area
• Financial info: $200 annual tax
• HOA & community: Subdivision: RIVERSIDE

Exterior

• Parking: 2 total parking spaces (2 open)
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water connected
• Home design: Mobile home; Built/standing condition; 2024 effective year built; Residential use; Single-family zoning
• Construction: Clapboard/Masonite and composition construction materials
• Exterior features: Covered deck; Fully fenced lot

Interior

• Kitchen: Microwave
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Has heating and cooling
• Interior features: Window coverings; Accessible entrance; Single-level living; Customized wheelchair accessible
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $49k.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).

Location & tenants

• Location reads 81/100 on livability (#33 in UT, #1,547 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime 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: Riverdale School (math 31% / reading 27%, grade F, #444 of 585 statewide, top 77%, 416 students, 42% FRL); T.H. Bell Jr High (math 12% / reading 16%, grade F, #136 of 138 statewide, top 99%, 670 students, 42% FRL); Bonneville High (math 15% / reading 36%, grade F, #139 of 171 statewide, top 81%, 1,361 students, 29% FRL).
• Zoned-school proficiency averages 23% at this address vs 36% district-wide (-13 pts) — the specific schools serving this property underperform the Weber District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.7%/yr); 210 active listings in the ZIP; 23 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 $339 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Recommended offer $49,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.63% ✓
• Cap rate: 22.93%
• Cash-on-cash: 59.42%
• DSCR: 3.64
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.67% rent growth · sell at horizon

5-year hold

• IRR: 60.0%
• Equity multiple: 3.74×
• Total profit: $37,547
• Equity at exit: $7,306

10-year hold

• IRR: 65.3%
• Equity multiple: 8.13×
• Total profit: $97,833
• Equity at exit: $4,237

Cash invested: $13,720 (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 84405

• Rents YoY: 4.7%
• Active inventory: 210
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $679

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 42%

Sensitivity live

Price	-10% $713	-5% $696	+0% $679	+5% $662	+10% $645
Rent	-10% $578	-5% $628	+0% $679	+5% $730	+10% $781
Rate	-1.0pp $704	-0.5pp $692	base $679	+0.5pp $667	+1.0pp $654

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4372 S 1000 W Unit A Riverdale, UT	3.0	1.5	1375	$1,725	$1.25	24d	1	0.51mi
759 3900 S Ogden, UT	2.0	1.0	1000	$1,350	$1.35	24d	1	0.61mi
735 3900 S Unit 1 Riverdale, UT	3.0	1.0	975	$1,150	$1.18	24d	1	0.63mi
3922 Lamplighter Way Riverdale, UT	3.0	1.5	1390	$1,695	$1.22	15d	1	0.64mi
4800 S 450 W Washington Terrace, UT	2.0	1.0	1000	$995	$0.99	15d	1	0.68mi
4189 S 300 W Riverdale, UT	1.0–2.0	1.0	700	$1,150	$1.64	24d	7	0.68mi
391 Laker Way Unit 706 Ogden, UT	2.0	2.0	900	$950	$1.06	24d	1	0.70mi
363 Laker Way Apt 607 Washington Terrace, UT	3.0	2.0	1100	$1,050	$0.95	24d	1	0.71mi
1184 W 4400 S Riverdale, UT	2.0	1.0	864	$1,299	$1.50	15d	3	0.73mi
373 W 4900 S Unit 3 Washington Terrace, UT	2.0	1.0	980	$1,225	$1.25	24d	1	0.80mi
367 W 4900 S Unit 3 Ogden, UT	2.0	1.0	943	$1,125	$1.19	15d	1	0.80mi
367 W 4900 S Unit 2 Ogden, UT	2.0	1.0	943	$1,000	$1.06	24d	1	0.80mi
369 W 4900 S Unit 4 Washington Terrace, UT	2.0	1.0	850	$1,225	$1.44	24d	1	0.81mi
4960 S 425 W Unit 1 Washington Terrace, UT	2.0	1.0	954	$1,135	$1.19	24d	1	0.82mi
211 W 4850 S Unit B Washington Terrace, UT	3.0	1.0	1072	$1,200	$1.12	24d	1	0.89mi
220 E 4300 S Unit Upstairs Ogden, UT	3.0	1.0	1092	$1,700	$1.56	15d	1	0.94mi
4400 Washington Blvd Ogden, UT	1.0–2.0	1.0–2.0	891	$1,550	$1.74	24d	2	1.24mi
193 W 5300 S Ogden, UT	2.0	1.0	1100	$1,450	$1.32	24d	1	1.30mi
3697 S Riverdale Rd Riverdale, UT	2.0	1.0–2.0	654	$1,513	$2.31	15d	4	1.34mi
3704 Grant Ave Unit 3714 Ogden, UT	2.0	1.0	860	$845	$0.98	24d	1	1.37mi
3704 Grant Ave Unit 3704 Ogden, UT	2.0	1.0	750	$845	$1.13	20d	1	1.37mi
4010 Adams Ave Ogden, UT	1.0–2.0	1.5–2.5	1606	$2,349	$1.46	20d	4	1.43mi
1551 W Riverdale Rd Unit J12 Ogden, UT	2.0	1.0	803	$1,450	$1.81	24d	1	1.44mi

Listing history 11 events

1. 2026-06-10
   status $49,000 Under Contract 11 DOM
2. 2026-06-09
   days on market $49,000 Active 11 DOM
3. 2026-06-08
   days on market $49,000 Active 10 DOM
4. 2026-06-07
   days on market $49,000 Active 9 DOM
5. 2026-06-05
   days on market $49,000 Active 6 DOM
6. 2026-06-03
   days on market $49,000 Active 5 DOM
7. 2026-06-02
   days on market $49,000 Active 4 DOM
8. 2026-06-01
   days on market $49,000 Active 3 DOM
9. 2026-05-31
   days on market $49,000 Active 2 DOM
10. 2026-05-31
    remarks 695-char remark
11. 2026-05-31
    listed $49,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,463
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$1,425
• Taxable income: $7,838
• Est. tax owed @ 24.0%: −$1,881
• After-tax cash flow: $6,271/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 — Riverdale

• Score: 81/100
• State rank: #33
• US rank: #1547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverdale, UT
• County: Weber County · 260,557 people
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 34,818
• Household income: $84,106
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 693.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 7% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 5% Iranian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% Other Asian/Pacific 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: ▼ -253.19%
• Current HPI: 288.6978
• Rent YoY: ▲ 4.67%
• 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

+113.0% since first listed

7 events — show timeline

• 2026-05-29 Listed $49,000 WFRMLS
• 2001-05-07 Sold (MLS) — WFRMLS
• 2001-01-28 Listed $8,000 WFRMLS
• 2000-09-02 Listing Removed — WFRMLS
• 2000-03-02 Listed $22,900 WFRMLS
• 1998-04-01 Listing Removed — WFRMLS
• 1997-10-01 Listed $23,000 WFRMLS