2491 N Hwy 89 W #543 · Pleasant View, UT 84414

$55,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured · 10 Days on market

Built 2021 Good condition 435 sqft lot $860/mo HOA · 45% of rent

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Almost new without the new price tag! This home is 5 minutes from freeway access and shopping. This 3 bed, 2 bath home is ready for move-in without repairs or updates needed. Buyers and agents to verify all information.

Key facts

• 2 parking spots
• Community pool
• Built 2021

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Association fee $860 monthly; Association amenities: clubhouse, management, playground, pool; Subdivision: EVERGREEN VILLAGE

Exterior

• Parking: Two total parking spaces; Two open parking spaces
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary water
• Home design: Mobile home; Built and currently standing; Faces south; Residential use
• Construction: Asphalt roof
• Exterior features: In-ground private pool; Paved road access; Mountain view; Flat terrain

Interior

• Kitchen: Range hood; Refrigerator; Free-standing range/oven; Garbage disposal
• Bedrooms: Three main-level bedrooms; Primary bedroom on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Primary bathroom; Walk-in closet; Garbage disposal; Free-standing range/oven; Blinds on windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).

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: 271 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; 1,630 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 $380 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 + 3.0% rent growth), your $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.

Recommended offer $55,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.45% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.20%
• DSCR: 1.90
• GRM: 2.4

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: 13.2%
• Equity multiple: 1.53×
• Total profit: $8,159
• Equity at exit: $8,201

10-year hold

• IRR: 22.5%
• Equity multiple: 2.99×
• Total profit: $30,633
• Equity at exit: $4,755

Cash invested: $15,400 (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 84414

• Active inventory: 271
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,898 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$860
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $259

Break-even live

Break-even rent $1,570

Max offer price $55,000

Occupancy floor 81%

Sensitivity live

Price	-10% $297	-5% $278	+0% $259	+5% $240	+10% $221
Rent	-10% $109	-5% $184	+0% $259	+5% $334	+10% $409
Rate	-1.0pp $287	-0.5pp $273	base $259	+0.5pp $245	+1.0pp $231

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: $13,750
• Closing costs: $1,650
• 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	0.51mi
1148 Spring Valley Ln Pleasant View, UT	2.0	2.0	1148	$1,551	$1.35	15d	1	0.82mi
1502 N 900 W Ogden, UT	2.0–3.0	1.0–1.5	1050	$1,475	$1.40	15d	8	1.06mi
1933 N 325 W Ogden, UT	3.0	2.5	1374	$1,795	$1.31	20d	1	1.09mi
282 W 1975 N Ogden, UT	3.0	2.5	1362	$1,700	$1.25	15d	1	1.12mi
811 W 1340 N Ogden, UT	1.0–3.0	1.0–2.5	1106	$1,859	$1.68	15d	1	1.18mi
2510 Charleston Ave Ogden, UT	2.0–3.0	2.0	900	$1,550	$1.72	15d	5	1.35mi

HOA detail

• Monthly dues: $860 · $10,320/yr

Listing history 8 events

1. 2026-06-18
   days on market $55,000 Active 10 DOM
2. 2026-06-17
   days on market $55,000 Active 9 DOM
3. 2026-06-16
   days on market $55,000 Active 8 DOM
4. 2026-06-15
   days on market $55,000 Active 7 DOM
5. 2026-06-14
   days on market $55,000 Active 5 DOM
6. 2026-06-10
   days on market $55,000 Active 2 DOM
7. 2026-06-09
   remarks 220-char remark
8. 2026-06-09
   listed $55,000 Active 1 DOM

ⓘ 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: $22,775
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − HOA: −$10,320
• − Depreciation: −$1,600
• Taxable income: $3,030
• Est. tax owed @ 24.0%: −$727
• After-tax cash flow: $2,384/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 80/100 Cosmetic rehab

This nearly new mobile home is move-in ready with good condition and minimal updates needed to maximize its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace countertops — Modern countertops improve functionality and aesthetics
• Both Install new flooring in bathrooms — New flooring in bathrooms enhances functionality and aesthetics
• Both Add decorative elements to exterior — Enhances curb appeal and makes the home stand out

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace countertops — Modern countertops improve functionality and aesthetics ↑
• Both Install new flooring in bathrooms — New flooring in bathrooms enhances functionality and aesthetics ↑
• Both Add decorative elements to exterior — Enhances curb appeal and makes the home stand out ↑

ⓘ 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: 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): 34,334
• Household income: $114,833
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 210.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 8% Italian 4% Portuguese 3%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% 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: ▼ -252.40%
• Current HPI: 306.7331
• 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

1 event — show timeline

• 2026-06-08 Listed $55,000 WFRMLS