935 E Highway 193 #102 · Layton, UT 84040

$59,999

3 bd · 1.0 ba · 1,000 sqft · Manufactured · 156 Days on market

Built 2013 435 sqft lot $1125/mo HOA · 51% of rent ↓ 14% since listing

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Why this score? — see what drove the B- 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 +28.1/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Ev charging station
• Modernized kitchen
• Stylish backsplash

Tags

• FULLY REMODELED INTERIOR
• NEW FLOORING
• STYLISH BACKSPLASH
• MODERNIZED KITCHEN
• EV CHARGING STATION

Property features AI

Finance

• HOA & community: Homeowners association: Quail Ridge; Monthly association fee; Community amenities include clubhouse, picnic area, playground and pool

Exterior

• Parking: Uncovered open parking; Two total parking spaces (two open spaces)
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Water connected (culinary)
• Home design: Mobile home; Property is built/standing
• Construction: Asphalt construction materials; Asphalt roof
• Exterior features: Covered deck; Paved road access; Mountain view

Interior

• Kitchen: Updated kitchen; Free standing range/oven; Microwave
• Bedrooms: Three bedrooms on the main level; Primary bedroom located on the 1st floor
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Updated kitchen; Free standing range/oven; Ceiling fan
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

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: Mountain View School (math 50% / reading 50%, grade D+, #161 of 585 statewide, top 29%, 781 students, 21% 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).
• Market conditions: 188 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $19k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.

Recommended offer $52,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% 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: 3.65% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.48%
• DSCR: 1.60
• GRM: 2.3

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $3,020
• Equity at exit: $8,946

10-year hold

• IRR: 14.9%
• Equity multiple: 2.25×
• Total profit: $21,048
• Equity at exit: $5,188

Cash invested: $16,800 (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 84040

• Active inventory: 188
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $2,188 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$1,125
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $189

Break-even live

Break-even rent $1,949

Max offer price $59,999

Occupancy floor 86%

Sensitivity live

Price	-10% $230	-5% $209	+0% $189	+5% $168	+10% $147
Rent	-10% $16	-5% $102	+0% $189	+5% $275	+10% $362
Rate	-1.0pp $219	-0.5pp $204	base $189	+0.5pp $173	+1.0pp $157

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3306 N Fairfield Rd Unit B Layton, UT	2.0	2.0	1250	$1,900	$1.52	20d	1	0.43mi
3306 N Fairfield Rd Unit A Layton, UT	2.0	2.0	1200	$1,850	$1.54	20d	1	0.43mi
1375 East Layton, UT	1.0–3.0	1.0–2.5	1212	$2,375	$1.96	15d	14	0.47mi
2925 N Church St Layton, UT	1.0–3.0	1.0–2.0	960	$1,699	$1.77	15d	6	0.51mi
3310 N 1750 E Layton, UT	2.0–3.0	2.5	1510	$2,227	$1.47	15d	5	0.89mi
2525 N Hill Field Rd Layton, UT	2.0	1.0	775	$1,659	$2.14	24d	1	1.33mi
2955 N 400 W Layton, UT	2.0	1.0	581	$1,417	$2.44	15d	45	1.40mi

HOA detail

• Monthly dues: $1,125 · $13,500/yr

Listing history 25 events

1. 2026-06-21
   days on market $59,999 Active 156 DOM
2. 2026-06-18
   days on market $59,999 Active 153 DOM
3. 2026-06-17
   days on market $59,999 Active 152 DOM
4. 2026-06-16
   days on market $59,999 Active 151 DOM
5. 2026-06-15
   days on market $59,999 Active 150 DOM
6. 2026-06-14
   days on market $59,999 Active 148 DOM
7. 2026-06-13
   days on market $59,999 Active 147 DOM
8. 2026-06-10
   days on market $59,999 Active 145 DOM
9. 2026-06-09
   days on market $59,999 Active 144 DOM
10. 2026-06-08
    days on market $59,999 Active 143 DOM
11. 2026-06-07
    days on market $59,999 Active 142 DOM
12. 2026-06-05
    days on market $59,999 Active 139 DOM
13. 2026-06-03
    days on market $59,999 Active 138 DOM
14. 2026-06-02
    days on market $59,999 Active 137 DOM
15. 2026-06-01
    days on market $59,999 Active 136 DOM
16. 2026-05-31
    days on market $59,999 Active 135 DOM
17. 2026-05-31
    days on market $59,999 Active 134 DOM
18. 2026-02-24
    price $59,999
19. 2026-02-21
    price $69,999
20. 2026-01-16
    listed $79,000 Active
21. 2024-01-29
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2023-11-28
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

23. 2023-11-20
    price $49,999 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

24. 2023-11-02
    price $59,900 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

25. 2023-10-14
    listed $70,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

ⓘ 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: $26,253
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − HOA: −$13,500
• − Depreciation: −$1,745
• Taxable income: $2,246
• Est. tax owed @ 24.0%: −$539
• After-tax cash flow: $1,725/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): 28,509
• Household income: $128,365
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 137.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 7% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 5% Slovak 5% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% Tagalog/Filipino 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: ▼ -328.02%
• Current HPI: 295.6671
• 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

-14.3% since first listed

8 events — show timeline

• 2026-02-24 Price Changed $59,999 WFRMLS
• 2026-02-21 Price Changed $69,999 WFRMLS
• 2026-01-16 Listed $79,000 WFRMLS
• 2024-01-29 Sold (MLS) — WFRMLS
• 2023-11-28 Pending — WFRMLS
• 2023-11-20 Price Changed $49,999 WFRMLS
• 2023-11-02 Price Changed $59,900 WFRMLS
• 2023-10-14 Listed $70,000 WFRMLS