2491 N Highway 89 #111 · Pleasant View, UT 84404

$58,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured · 64 Days on market

Built 2020 $964/mo HOA · 52% 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 +22.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into something special in the sought-after Evergreen Village Community of Pleasant View! Built in 2020, this thoughtfully cared-for 3 bed, 2 bath home features a spacious open floor plan ideal for both relaxing and entertaining. Residents enjoy fantastic community amenities including a park, pool, and clubhouse. Quick access to I-15, plus shopping, schools, and everyday conveniences just minutes away. Schedule your private showing today. Square footage is a courtesy estimate obtained from Evergreen Village; buyer is advised to independently verify

Key facts

• Clubhouse
• Community amenities
• Quick access to i-15

Tags

• EVERGREEN VILLAGE COMMUNITY
• COMMUNITY AMENITIES
• PARK
• POOL
• CLUBHOUSE
• QUICK ACCESS TO I-15

Property features AI

Finance

• Other: Subdivision: EVERGREEN VILLAGE; Zoning: Single-Family (RES)
• HOA & community: Homeowners association present (Association name: Diana); Monthly association fee; Association fee covers trash and water; Community amenities include clubhouse, management, playground, pool; pets permitted

Exterior

• Parking: 2 open parking spaces (2 total parking spaces)
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary (domestic) water connected
• Home design: Mobile home; Built in 2020; Property used for residential purposes
• Construction: Built/standing condition
• Exterior features: Uncovered open parking

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Refrigerator included; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $58k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#51 in UT, #2,901 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: cost of living D, amenities F, health & safety 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: Lomond View School (math 63% / reading 56%, grade B-, #59 of 585 statewide, top 10%, 483 students, 14% FRL); Orion Jr High (math 36% / reading 37%, grade F, #88 of 138 statewide, top 66%, 1,063 students, 19% FRL); Weber High (math 33% / reading 49%, grade F, #60 of 171 statewide, top 35%, 2,037 students, 15% FRL).
• Market conditions: Rents rising (+2.3%/yr); 611 active listings in the ZIP; 7 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; 1,630 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 $401 of loan paydown is wiped out by about $2k 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 64 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $7k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent.

Recommended offer $54,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.18% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 2.6

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-4,162
• Equity at exit: $8,648

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $1,430
• Equity at exit: $5,015

Cash invested: $16,240 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• HOA: −$964
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $92

Break-even live

Break-even rent $1,728

Max offer price $58,000

Occupancy floor 90%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 US-89 Harrisville, UT	2.0–3.0	1.0–2.5	1373	$1,839	$1.34	14d	8	0.53mi
1148 Spring Valley Ln Pleasant View, UT	2.0	2.0	1148	$1,551	$1.35	14d	1	0.71mi
1933 N 325 W Ogden, UT	3.0	2.5	1374	$1,795	$1.31	19d	1	1.06mi
282 W 1975 N Ogden, UT	3.0	2.5	1362	$1,700	$1.25	14d	1	1.07mi
2510 Charleston Ave Ogden, UT	2.0–3.0	2.0	900	$1,550	$1.72	14d	5	1.17mi
1502 N 900 W Ogden, UT	2.0–3.0	1.0–1.5	1050	$1,475	$1.40	14d	8	1.24mi
811 W 1340 N Ogden, UT	1.0–3.0	1.0–2.5	1106	$1,859	$1.68	14d	1	1.35mi

HOA detail

• Monthly dues: $964 · $11,568/yr
• Likely covers: pool

Listing history 29 events

1. 2026-06-18
   days on market $58,000 Active 64 DOM
2. 2026-06-17
   days on market $58,000 Active 63 DOM
3. 2026-06-16
   days on market $58,000 Active 62 DOM
4. 2026-06-15
   days on market $58,000 Active 61 DOM
5. 2026-06-14
   days on market $58,000 Active 59 DOM
6. 2026-06-10
   days on market $58,000 Active 56 DOM
7. 2026-06-09
   days on market $58,000 Active 55 DOM
8. 2026-06-08
   days on market $58,000 Active 54 DOM
9. 2026-06-07
   days on market $58,000 Active 53 DOM
10. 2026-06-05
    days on market $58,000 Active 50 DOM
11. 2026-06-03
    days on market $58,000 Active 49 DOM
12. 2026-06-02
    days on market $58,000 Active 48 DOM
13. 2026-06-01
    days on market $58,000 Active 47 DOM
14. 2026-05-31
    days on market $58,000 Active 46 DOM
15. 2026-05-31
    days on market $58,000 Active 45 DOM
16. 2026-04-15
    listed $65,000 Active
17. 2025-11-07
    historical
18. 2025-08-04
    price $60,000
19. 2025-06-09
    price $66,000
20. 2025-05-08
    listed $69,000 Active
21. 2023-05-13
    historical
22. 2023-04-28
    price $65,000
23. 2023-04-06
    price $70,000
24. 2023-03-11
    price $75,900
25. 2023-02-16
    listed $79,000 Active
26. 2000-07-20
    historical
27. 2000-01-20
    listed $21,500
28. 1999-09-20
    historical
29. 1999-09-10
    listed $23,100

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 18 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: $22,127
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$290
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − HOA: −$11,568
• − Depreciation: −$1,687
• Taxable income: $922
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $881/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 — Pleasant View

• Score: 77/100
• State rank: #51
• US rank: #2901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant View, UT
• County: Weber County · 260,557 people
• 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

+181.4% since first listed

14 events — show timeline

• 2026-04-15 Listed $65,000 WFRMLS
• 2025-11-07 Listing Removed — WFRMLS
• 2025-08-04 Price Changed $60,000 WFRMLS
• 2025-06-09 Price Changed $66,000 WFRMLS
• 2025-05-08 Listed $69,000 WFRMLS
• 2023-05-13 Listing Removed — WFRMLS
• 2023-04-28 Price Changed $65,000 WFRMLS
• 2023-04-06 Price Changed $70,000 WFRMLS
• 2023-03-11 Price Changed $75,900 WFRMLS
• 2023-02-16 Listed $79,000 WFRMLS
• 2000-07-20 Listing Removed — WFRMLS
• 2000-01-20 Listed $21,500 WFRMLS
• 1999-09-20 Listing Removed — WFRMLS
• 1999-09-10 Listed $23,100 WFRMLS