680 N Main Unit D14 · Kaysville, UT 84037

$36,999

2 bd · 1.0 ba · 924 sqft · Manufactured · 64 Days on market

Built 1969 Good condition $990/mo HOA · 61% of rent ↓ 16% 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 +4.4/5.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come see this charming mobile home located in a peaceful neighborhood. Newly remodeled 2 bed 1 bath. Schedule a showing today. Lead Based Paint Disclosure and Pamphlet are in the Documents section of this listing. The pamphlet must be given to the buyer prior to writing an offer. ALL OFFERS MUST BE ACCOMPANIED BY A SIGNED LBP DISCLOSURE

Key facts

• Built 1969
• Listed 64 days

Property features AI

Finance

• Other: Annual tax listed
• HOA & community: Homeowners association (MANAGEMENT); Monthly association fee of $990; Association fee includes water and sewer; Community amenities: picnic area, playground, snow removal

Exterior

• Parking: Uncovered parking
• Utilities: Natural gas connected; Sewer connected; Culinary (city) water connected
• Home design: Mobile home style; Built and currently standing; Above-grade finished area approximately 924
• Construction: Mobile construction; Built/standing
• Exterior features: Uncovered/open parking; Residential use; Lot dimensions listed as 0.0 x 0.0 x 0.0

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas central heating; Evaporative cooling
• Interior features: Microwave; Refrigerator; Total of 3 rooms; Slab foundation/basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $37k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $27 ($322/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $37k).
• Recommended offer: $35k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 88/100 on livability (#3 in UT, #179 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living D, amenities F.
• 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: Creekside School (math 42% / reading 50%, grade D-, #218 of 585 statewide, top 38%, 613 students, 18% FRL); Davis High (math 51% / reading 60%, grade C, #17 of 171 statewide, top 9%, 2,175 students, 8% FRL).
• Market conditions: 192 active listings in the ZIP; high-income renter base; 1,461 units permitted in Davis County in 2024 (508 in 5+ unit buildings).
• This rent is only 14% of the median local income ($134k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $256 of loan paydown is wiped out by about $1k 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 64 days — a 6% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 61% of rent.

Recommended offer $34,779 (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. Built in 1969 — 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. Schools are A-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: 4.35% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-3,655
• Equity at exit: $5,517

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $1,587
• Equity at exit: $3,199

Cash invested: $10,360 (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 84037

• Active inventory: 192
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,611 medium
• Mortgage (P&I): −$194
• Tax est. 1.5%: −$46 /mo · $555/yr
• Insurance: −$15
• HOA: −$990
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $27

Break-even live

Break-even rent $1,577

Max offer price $36,999

Occupancy floor 93%

Sensitivity live

Price	-10% $52	-5% $40	+0% $27	+5% $14	+10% $1
Rent	-10% $-100	-5% $-37	+0% $27	+5% $90	+10% $154
Rate	-1.0pp $45	-0.5pp $36	base $27	+0.5pp $17	+1.0pp $7

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $990 · $11,880/yr

Listing history 6 events

1. 2026-06-18
   days on market $36,999 Active 64 DOM
2. 2026-06-17
   status $36,999 Active 63 DOM
3. 2026-05-19
   status Under Contract
4. 2026-04-15
   price $36,999
5. 2026-03-31
   price $39,990
6. 2026-03-17
   listed $44,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,329
• − Mortgage interest: −$2,073
• − Property taxes: −$555
• − Insurance: −$185
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − HOA: −$11,880
• − Depreciation: −$1,076
• Taxable income: $468
• Est. tax owed @ 24.0%: −$112
• After-tax cash flow: $210/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with minimal repairs needed. It has a good exterior and interior, and the current updates would significantly increase its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Updating the flooring in the living area and bedrooms — New flooring can improve the overall look and feel of the home.
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality.
• Both Updating the bathrooms with new fixtures and finishes — Fresh bathrooms can significantly enhance the home's value and appeal.
• Both Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and overall aesthetic.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the living area and bedrooms — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Updating the bathrooms with new fixtures and finishes — Fresh bathrooms can significantly enhance the home's value and appeal. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and overall aesthetic. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Kaysville

• Score: 88/100
• State rank: #3
• US rank: #179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kaysville, UT
• County: Davis County · 341,755 people
• City population: 39,415
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 39,415
• Household income: $134,375
• Rent vs Own: 9.9% rent · 90.1% own
• Severe rent burden: 67.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 5% Slovak 4% Iranian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 93% English-only · Spanish 4% Chinese 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: ▼ -326.72%
• Current HPI: 307.5433
• Rent YoY: —
• 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

-15.9% since first listed

4 events — show timeline

• 2026-05-19 Pending — WFRMLS
• 2026-04-15 Price Changed $36,999 WFRMLS
• 2026-03-31 Price Changed $39,990 WFRMLS
• 2026-03-17 Listed $44,000 WFRMLS