1013 N 450 St E #60 · Ogden, UT 84404

$25,000

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 111 Days on market

Built 1979 435 sqft lot $950/mo HOA · 58% of rent ↓ 60% 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Great double wide at a DISCOUNTED PRICE. SOLD AS IS MOVE IN READY. PICTURES TELL IT ALL. CALL PARK FOR PARK APPLICATION, RULES, and LOT RENT.

Key facts

• 5 parking spots
• Community pool
• Built 1979

Property features AI

Finance

• Other: Approximate above-grade finished area: 1000; Subdivision: VIKING VILLA; Lot recorded as approximately 0.01 acres
• HOA & community: Homeowners association with monthly fee; Monthly association fee applies; Community amenities include clubhouse, pool, playground; pets permitted with rules

Exterior

• Parking: Total of 5 parking spaces; 2 covered/carport spaces; 3 open/uncovered spaces; Has carport
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water connected
• Home design: Mobile home; Single-story; Faces east; Residential zoning
• Construction: Aluminum exterior; Metal roof; Built and currently standing
• Exterior features: Covered deck; Full fence; Curb and gutter; Flat terrain; Mature trees on lot

Interior

• Bedrooms: Two main-level bedrooms; Primary bedroom on the 1st floor
• Flooring: Carpet flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas central heating; Has cooling
• Interior features: Primary bathroom (ensuite); Blinds on windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#19 in UT, #810 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Ogden City District (urban): math 25% / reading 31% proficiency, ranked #72 of 80 in UT (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lincoln School (math 18% / reading 19%, grade F, #535 of 585 statewide, top 92%, 461 students, 99% FRL); Highland Junior High (math 12% / reading 18%, grade F, #135 of 138 statewide, top 98%, 715 students, 0% FRL); Ben Lomond High (math 11% / reading 28%, grade F, #158 of 171 statewide, top 94%, 1,169 students, 44% FRL) — zoned schools average 48% FRL vs 75% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.3%/yr); 611 active listings in the ZIP; 10 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 $173 of loan paydown is wiped out by about $750 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 + 2.3% rent growth), your $7k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $23k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 58% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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. 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. 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: 6.60% ✓
• Cap rate: 14.97%
• Cash-on-cash: 30.98%
• DSCR: 2.38
• GRM: 1.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.33% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 1.99×
• Total profit: $6,961
• Equity at exit: $3,728

10-year hold

• IRR: 31.6%
• Equity multiple: 3.70×
• Total profit: $18,880
• Equity at exit: $2,162

Cash invested: $7,000 (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 84404

• Rents YoY: 2.3%
• Active inventory: 611
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,650 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$950
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $181

Break-even live

Break-even rent $1,421

Max offer price $25,000

Occupancy floor 84%

Sensitivity live

Price	-10% $198	-5% $189	+0% $181	+5% $172	+10% $163
Rent	-10% $50	-5% $116	+0% $181	+5% $246	+10% $311
Rate	-1.0pp $193	-0.5pp $187	base $181	+0.5pp $174	+1.0pp $168

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
551 E 900 North St Ogden, UT	3.0	2.5	1400	$1,850	$1.32	24d	2	0.24mi
551 E 900 North St Ogden, UT	3.0	2.5	1400	$1,795	$1.28	15d	1	0.24mi
445 E 800 North St Ogden, UT	2.0	1.0	1030	$1,250	$1.21	24d	1	0.31mi
381 N Washington Blvd Ogden, UT	1.0–3.0	1.0–2.0	1062	$1,446	$1.36	15d	15	0.78mi
200 N Harrisville Rd Ogden, UT	2.0	1.0	750	$1,400	$1.87	24d	1	0.92mi
455 2nd St Ogden, UT	1.0–2.0	1.0–2.0	838	$1,499	$1.79	15d	5	1.17mi
1022 Southwell St Ogden, UT	3.0	2.0	1143	$1,875	$1.64	24d	1	1.22mi
3041 E 2050 N Unit 10 Ogden, UT	3.0	2.5	1362	$1,795	$1.32	24d	1	1.37mi
662 4th St Ogden, UT	3.0	1.0	1382	$1,950	$1.41	24d	1	1.38mi
117 4th St S Unit 119 Ogden, UT	3.0	2.5	1500	$1,899	$1.27	24d	1	1.45mi

HOA detail

• Monthly dues: $950 · $11,400/yr

Listing history 14 events

1. 2026-05-18
   status Under Contract
2. 2026-05-03
   price $25,000
3. 2026-04-30
   price $27,000
4. 2026-04-21
   price $28,000
5. 2026-04-09
   price $29,000
6. 2026-03-08
   price $35,000
7. 2026-02-26
   price $39,977
8. 2026-02-12
   price $43,977
9. 2026-02-04
   price $44,990
10. 2026-01-27
    listed $47,900 Active
11. 2023-12-04
    historical
12. 2023-08-19
    price $59,500
13. 2023-08-11
    price $60,000
14. 2023-07-18
    listed $62,000 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥91°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,799
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − HOA: −$11,400
• − Depreciation: −$727
• Taxable income: $2,604
• Est. tax owed @ 24.0%: −$625
• After-tax cash flow: $1,543/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: Ogden City District
• NCES district ID: 4900720
• Math proficiency: 25% ▼ -2.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $41,974
• Composite: 23.76/100
• National rank: #7818
• State rank: #72 of 80 in UT

Livability — Ogden

• Score: 84/100
• State rank: #19
• US rank: #810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ogden, UT
• County: Weber County · 260,557 people
• City population: 152,611
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 66,587
• Household income: $85,057
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 1201.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 24% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 5% Slovak 4% Iranian 3%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 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: ▼ -317.85%
• Current HPI: 323.2499
• Rent YoY: ▲ 2.33%
• 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

-59.7% since first listed

14 events — show timeline

• 2026-05-18 Pending — WFRMLS
• 2026-05-03 Price Changed $25,000 WFRMLS
• 2026-04-30 Price Changed $27,000 WFRMLS
• 2026-04-21 Price Changed $28,000 WFRMLS
• 2026-04-09 Price Changed $29,000 WFRMLS
• 2026-03-08 Price Changed $35,000 WFRMLS
• 2026-02-26 Price Changed $39,977 WFRMLS
• 2026-02-12 Price Changed $43,977 WFRMLS
• 2026-02-04 Price Changed $44,990 WFRMLS
• 2026-01-27 Listed $47,900 WFRMLS
• 2023-12-04 Listing Removed — WFRMLS
• 2023-08-19 Price Changed $59,500 WFRMLS
• 2023-08-11 Price Changed $60,000 WFRMLS
• 2023-07-18 Listed $62,000 WFRMLS