2491 N Highway 89 #114 · Pleasant View, UT 84404

$65,985

4 bd · 2.0 ba · 1,440 sqft · Manufactured · 131 Days on market

Built 1972 871 sqft lot $952/mo HOA · 46% of rent ↓ 26% 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 +28.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Spacious double-wide mobile home offering a great opportunity to build equity. Complete the remaining repairs and customize to your needs. The flexible floor plan allows for the potential to add a fifth bedroom or keep the space as a large den or home office. Rarely available with generous interior space and ample parking, plus room to enjoy both inside and out. Ideal for buyers looking for space, value, and future potential.

Key facts

• Flexible floor plan
• Ample parking
• 9 parking spots

Tags

• DOUBLE-WIDE MOBILE HOME
• FLEXIBLE FLOOR PLAN
• GENEROUS INTERIOR SPACE
• AMPLE PARKING

Property features AI

Finance

• HOA & community: Homeowners association: Diana; Monthly association fee of $952; Community amenities: clubhouse, management, pet rules, pets permitted, playground, pool; Subdivision: EVERGREEN VILLAGE

Exterior

• Parking: Total of 9 parking spaces; 4 covered/carport spaces; 5 open parking spaces; Covered parking
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water
• Home design: Mobile home; Built/standing construction; Residential use; Single-family zoning
• Construction: Asphalt roof; Construction materials: asphalt, clapboard/Masonite, other
• Exterior features: Partially landscaped

Interior

• Kitchen: Range hood
• Bedrooms: 4 main-level bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 three-quarter bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Den/office; Total of 11 rooms; No basement
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $66k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).
• Recommended offer: $58k (12.0% 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: Pioneer School (math 47% / reading 39%, grade F, #273 of 585 statewide, top 47%, 414 students, 23% 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 15d 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 $456 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $18k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.

Recommended offer $58,066 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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 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?
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: 3.12% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.03%
• DSCR: 1.62
• GRM: 2.7

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: 3.3%
• Equity multiple: 1.12×
• Total profit: $2,305
• Equity at exit: $9,839

10-year hold

• IRR: 11.9%
• Equity multiple: 1.90×
• Total profit: $16,652
• Equity at exit: $5,705

Cash invested: $18,476 (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: 2.7×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$346
• Tax est. 1.5%: −$82 /mo · $990/yr
• Insurance: −$27
• HOA: −$952
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $216

Break-even live

Break-even rent $1,782

Max offer price $65,985

Occupancy floor 84%

Sensitivity live

Price	-10% $262	-5% $239	+0% $216	+5% $193	+10% $170
Rent	-10% $54	-5% $135	+0% $216	+5% $297	+10% $378
Rate	-1.0pp $249	-0.5pp $233	base $216	+0.5pp $199	+1.0pp $182

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: $16,496
• Closing costs: $1,980
• 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	15d	8	0.59mi
255 W 2700 N Pleasant View, UT	2.0–3.0	2.5	1557	$2,219	$1.43	15d	2	1.08mi
1933 N 325 W Ogden, UT	3.0	2.5	1374	$1,795	$1.31	19d	1	1.14mi
282 W 1975 N Ogden, UT	3.0	2.5	1362	$1,700	$1.25	15d	1	1.16mi
1502 N 900 W Ogden, UT	2.0–3.0	1.0–1.5	1050	$1,475	$1.40	15d	8	1.25mi
2510 Charleston Ave Ogden, UT	2.0–3.0	2.0	900	$1,550	$1.72	15d	5	1.28mi
811 W 1340 N Ogden, UT	1.0–3.0	1.0–2.5	1106	$1,859	$1.68	15d	1	1.37mi

HOA detail

• Monthly dues: $952 · $11,424/yr

Listing history 6 events

1. 2026-05-06
   price $65,985
2. 2026-04-24
   price $69,885
3. 2026-03-26
   price $69,985
4. 2026-03-06
   price $69,995
5. 2026-02-25
   price $79,995
6. 2026-01-15
   listed $88,995 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 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: $24,669
• − Mortgage interest: −$3,696
• − Property taxes: −$990
• − Insurance: −$330
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − HOA: −$11,424
• − Depreciation: −$1,920
• Taxable income: $2,362
• Est. tax owed @ 24.0%: −$567
• After-tax cash flow: $2,025/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

-25.9% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $65,985 WFRMLS
• 2026-04-24 Price Changed $69,885 WFRMLS
• 2026-03-26 Price Changed $69,985 WFRMLS
• 2026-03-06 Price Changed $69,995 WFRMLS
• 2026-02-25 Price Changed $79,995 WFRMLS
• 2026-01-15 Listed $88,995 WFRMLS