4375 S Weber River Dr W #120 · Riverdale, UT 84405

$90,000

3 bd · 2.0 ba · 1,600 sqft · Manufactured · 46 Days on market

Built 1978 435 sqft lot $888/mo HOA · 45% 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 +16.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 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

Enjoy comfortable living in this inviting home featuring an open-concept layout with a spacious great room and an additional formal living room-perfect for entertaining or relaxing. The primary suite offers a private bathroom complete with a separate tub and shower for added comfort. Step outside and take in the outdoors from two decks, while covered parking adds everyday convenience. Ideally located near the river parkway, as well as shopping and dining options, this home combines accessibility with lifestyle. Additional highlights include newer carpet, a newer roof, and low-maintenance aluminum siding-making this property a fantastic opportunity for homeowners seeking both comfort and val

Key facts

• Spacious great room
• Two decks
• Formal living room

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS GREAT ROOM
• FORMAL LIVING ROOM
• PRIVATE BATHROOM
• SEPARATE TUB AND SHOWER
• TWO DECKS

Property features AI

Finance

• Other: Subdivision: RIVERSIDE VILLAGE
• HOA & community: Homeowners association with monthly fee; HOA fee covers water, sewer and trash

Exterior

• Parking: Covered/carport parking (1 space)
• Utilities: Natural gas connected; Electricity connected; Water connected (culinary); Sewer connected
• Home design: Manufactured home; Single-level living; Faces east; Residential use
• Construction: Aluminum siding; Asphalt roof; Built and standing construction
• Exterior features: Covered deck; Awnings; Storm doors; Full landscaping; Cul-de-sac lot; Curb and gutter; Paved road; Sidewalks

Interior

• Kitchen: Double oven; Microwave; Refrigerator; Garbage disposal
• Bedrooms: Three bedrooms (primary on 1st floor)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Forced air heating (gas central); Central air conditioning
• Interior features: Disposal; Double oven; Blinds and drapes; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $49 ($586/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

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); 209 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $622 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.19% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 3.8

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: -7.8%
• Equity multiple: 0.70×
• Total profit: $-7,528
• Equity at exit: $13,419

10-year hold

• IRR: 6.3%
• Equity multiple: 1.56×
• Total profit: $14,099
• Equity at exit: $7,782

Cash invested: $25,200 (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: 209
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,973 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$888
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $49

Break-even live

Break-even rent $1,911

Max offer price $90,000

Occupancy floor 93%

Sensitivity live

Price	-10% $111	-5% $80	+0% $49	+5% $18	+10% $-13
Rent	-10% $-107	-5% $-29	+0% $49	+5% $127	+10% $205
Rate	-1.0pp $94	-0.5pp $72	base $49	+0.5pp $26	+1.0pp $2

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 W 4350 S Ogden, UT	4.0	1.5	1800	$2,350	$1.31	24d	1	0.40mi
4372 S 1000 W Unit A Riverdale, UT	3.0	1.5	1375	$1,725	$1.25	24d	1	0.51mi
337 Highland Dr Ogden, UT	4.0	2.0	1658	$2,100	$1.27	24d	1	0.54mi
3922 Lamplighter Way Riverdale, UT	3.0	1.5	1390	$1,695	$1.22	15d	1	0.64mi
4086 S 300 W Riverdale, UT	3.0–4.0	2.5	1783	$2,349	$1.32	15d	15	0.69mi
363 Laker Way Apt 607 Washington Terrace, UT	3.0	2.0	1100	$1,050	$0.95	24d	1	0.71mi
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
1 Gibbs Cir Ogden, UT	3.0	2.0	1622	$3,800	$2.34	24d	1	1.03mi
5195 S 300 W Washington Terrace, UT	4.0	2.0	1725	$1,945	$1.13	24d	1	1.10mi
193 W 5300 S Ogden, UT	2.0	1.0	1100	$1,450	$1.32	24d	1	1.30mi
4010 Adams Ave Ogden, UT	1.0–2.0	1.5–2.5	1606	$2,349	$1.46	19d	4	1.43mi

HOA detail

• Monthly dues: $888 · $10,656/yr

Listing history 22 events

1. 2026-06-18
   days on market $90,000 Active 46 DOM
2. 2026-06-17
   days on market $90,000 Active 45 DOM
3. 2026-06-16
   days on market $90,000 Active 44 DOM
4. 2026-06-15
   days on market $90,000 Active 43 DOM
5. 2026-06-14
   days on market $90,000 Active 41 DOM
6. 2026-06-10
   days on market $90,000 Active 38 DOM
7. 2026-06-09
   days on market $90,000 Active 37 DOM
8. 2026-06-08
   days on market $90,000 Active 36 DOM
9. 2026-06-07
   days on market $90,000 Active 35 DOM
10. 2026-06-05
    days on market $90,000 Active 32 DOM
11. 2026-06-03
    days on market $90,000 Active 31 DOM
12. 2026-06-02
    days on market $90,000 Active 30 DOM
13. 2026-06-01
    days on market $90,000 Active 29 DOM
14. 2026-05-31
    days on market $90,000 Active 28 DOM
15. 2026-05-31
    days on market $90,000 Active 27 DOM
16. 2026-05-04
    listed $90,000 Active
17. 2001-01-19
    historical
18. 2000-07-26
    listed $39,900
19. 1999-07-30
    historical
20. 1999-03-05
    listed $39,900
21. 1998-06-28
    historical
22. 1997-09-16
    listed $39,900

ⓘ 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: $23,678
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − HOA: −$10,656
• − Depreciation: −$2,618
• Taxable loss: −$226
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $640/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

+125.6% since first listed

7 events — show timeline

• 2026-05-04 Listed $90,000 WFRMLS
• 2001-01-19 Listing Removed — WFRMLS
• 2000-07-26 Listed $39,900 WFRMLS
• 1999-07-30 Listing Removed — WFRMLS
• 1999-03-05 Listed $39,900 WFRMLS
• 1998-06-28 Listing Removed — WFRMLS
• 1997-09-16 Listed $39,900 WFRMLS