176 Cushing Way · Layton, UT 84041

$102,500

3 bd · 2.0 ba · 1,493 sqft · Manufactured · 178 Days on market

Built 2025 435 sqft lot $999/mo HOA · 51% of rent ↓ 24% 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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

* * * 1 MONTHS FREE LOT RENT * * * BRAND NEW 2026 Cavco 3 bedroom 2 bathroom home. At 1,493 Sq ft. , this home features a spacious, open living room and kitchen area that's great for entertaining. Located in the Rolling Hills Estates Community in Layton. Owners enjoy access to a pool, clubhouse, playground, Common RV Parking, and more. Shed, Central A/C. Kitchen Appliances (Fridge, Range, Dishwasher) are all included. The listing is for a manufactured home; no land is included with the sale. Buyers must qualify to live in the community. Buyer to verify all information.

Key facts

• Common rv parking
• Access to clubhouse
• Access to pool

Tags

• SPACIOUS OPEN LIVING ROOM
• KITCHEN APPLIANCES INCLUDED
• ACCESS TO POOL
• ACCESS TO CLUBHOUSE
• ACCESS TO PLAYGROUND
• COMMON RV PARKING

Property features AI

Finance

• HOA & community: Homeowners association: Rolling Hills Mana; Monthly association fee of $999; Community clubhouse, management, pet rules, picnic area, playground, pool, storage; Subdivision: ROLLING HILLS ESTATES

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; Residential use
• Construction: Asphalt construction material; No basement
• Exterior features: Heated in-ground pool; Asphalt roof

Interior

• Kitchen: Range/Oven (free standing)
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Free standing range/oven; Double pane windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $102k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $78k (23.8% below list).
• Meets the 1% rule at list price ($2k rent vs $102k).
• Recommended offer: $78k (23.8% 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: Lincoln School (math 13% / reading 16%, grade F, #559 of 585 statewide, top 96%, 703 students, 42% 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).
• Zoned-school proficiency averages 29% at this address vs 45% district-wide (-16 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); 342 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $709 of loan paydown is wiped out by about $3k 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 178 days — a 12% lower offer ($90k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.

Recommended offer $78,094 (23.8% 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 178 days. Have you received any prior offers? Is the seller open to a 24% 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: 1.90% ✓
• Cap rate: 4.32%
• Cash-on-cash: -7.05%
• DSCR: 0.69
• GRM: 4.4

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: -33.1%
• Equity multiple: -0.04×
• Total profit: $-29,985
• Equity at exit: $15,283

10-year hold

• IRR: -73.6%
• Equity multiple: -0.75×
• Total profit: $-50,321
• Equity at exit: $8,862

Cash invested: $28,700 (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: 342
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,948 high
• Mortgage (P&I): −$538
• Tax est. 1.5%: −$128 /mo · $1,538/yr
• Insurance: −$43
• HOA: −$999
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-169

Break-even live

Break-even rent $2,161

Max offer price $78,094

Occupancy floor —

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: $25,625
• Closing costs: $3,075
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2899 N 1150 W Layton, UT	3.0	2.5	1410	$1,825	$1.29	23d	1	0.89mi
1025 Clearfield, UT	3.0	2.0	1530	$2,000	$1.31	14d	1	0.96mi
3306 N Fairfield Rd Unit B Layton, UT	2.0	2.0	1250	$1,900	$1.52	19d	1	1.08mi
3306 N Fairfield Rd Unit A Layton, UT	2.0	2.0	1200	$1,850	$1.54	19d	1	1.08mi
1100 S 2000 E Clearfield, UT	1.0–3.0	1.0–2.0	895	$1,952	$2.18	13d	32	1.12mi
1902 E 700 S Clearfield, UT	1.0–3.0	1.0–2.0	1085	$2,415	$2.23	14d	21	1.16mi
1300 S 1800 E Clearfield, UT	1.0–3.0	1.0–2.0	1113	$2,197	$1.97	14d	20	1.18mi
774 S 1650 E Unit A Clearfield, UT	4.0	2.0	1872	$1,975	$1.06	23d	1	1.21mi
1814 N 700 W Layton, UT	1.0–2.0	1.0–2.0	838	$1,734	$2.07	14d	10	1.23mi
1656 N 400 W Layton, UT	1.0–2.0	1.0–1.5	848	$1,584	$1.87	14d	10	1.30mi
1200 S 1500 E Clearfield, UT	1.0–2.0	1.0	815	$1,260	$1.55	14d	18	1.36mi
900 S 1500 E Clearfield, UT	1.0–3.0	1.0–2.5	1175	$1,855	$1.58	13d	7	1.48mi

HOA detail

• Monthly dues: $999 · $11,988/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-18
   days on market $102,500 Active 178 DOM
2. 2026-06-17
   days on market $102,500 Active 177 DOM
3. 2026-06-16
   days on market $102,500 Active 176 DOM
4. 2026-06-15
   days on market $102,500 Active 175 DOM
5. 2026-06-14
   days on market $102,500 Active 173 DOM
6. 2026-06-13
   days on market $102,500 Active 172 DOM
7. 2026-06-10
   days on market $102,500 Active 170 DOM
8. 2026-06-09
   days on market $102,500 Active 169 DOM
9. 2026-06-08
   days on market $102,500 Active 168 DOM
10. 2026-06-07
    days on market $102,500 Active 167 DOM
11. 2026-06-05
    days on market $102,500 Active 164 DOM
12. 2026-06-03
    days on market $102,500 Active 163 DOM
13. 2026-06-02
    days on market $102,500 Active 162 DOM
14. 2026-06-01
    days on market $102,500 Active 161 DOM
15. 2026-05-31
    days on market $102,500 Active 160 DOM
16. 2026-05-31
    days on market $102,500 Active 159 DOM
17. 2026-05-11
    price $102,500
18. 2026-05-07
    price $102,000
19. 2026-03-19
    price $119,900
20. 2025-12-22
    listed $135,000 Active

ⓘ 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: $23,373
• − Mortgage interest: −$5,742
• − Property taxes: −$1,538
• − Insurance: −$512
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − HOA: −$11,988
• − Depreciation: −$2,982
• Taxable loss: −$3,128
• Est. tax savings @ 24.0%: +$751
• After-tax cash flow: $-1,273/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

-24.1% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $102,500 WFRMLS
• 2026-05-07 Price Changed $102,000 WFRMLS
• 2026-03-19 Price Changed $119,900 WFRMLS
• 2025-12-22 Listed $135,000 WFRMLS