335 Hillgate Way · Layton, UT 84041

$12,000

3 bd · 2.0 ba · 932 sqft · Manufactured · 11 Days on market

Built 1982 435 sqft lot $1225/mo HOA · 65% of rent

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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 +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICED TO SELL!! Located in the Rolling Hills Estates Community in Layton. Owners enjoy access to a pool, clubhouse, playground, Common RV Parking, and more. Kitchen Appliances are all included. The listing is for a manufactured home; no land is included with the sale. Buyers must qualify to live in the community. Buyer to verify all information.

Key facts

• Clubhouse
• Common rv parking
• Access to a pool

Tags

• ACCESS TO A POOL
• CLUBHOUSE
• PLAYGROUND
• COMMON RV PARKING
• KITCHEN APPLIANCES INCLUDED

Property features AI

Finance

• HOA & community: Homeowners association (Rolling Hills Manager); Association fee charged monthly; Community clubhouse; RV parking; Management; Pets permitted; Playground; Pool; Subdivision: ROLLING HILLS

Exterior

• Parking: Total of 4 parking spaces; 2 covered/carport spaces; 2 open parking spaces; Covered parking; Common RV parking
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water
• Home design: Mobile home; Built and standing; Residential property; Above-grade finished living area (~932)
• Construction: Asphalt construction materials
• Exterior features: Covered patio; Mountain view; Full landscaping; Storage shed(s)

Interior

• Kitchen: Gas oven; Free‑standing range/oven; Garbage disposal; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Garbage disposal; Gas oven; Free-standing range/oven
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $12k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $12k).

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: Lincoln School (math 13% / reading 16%, grade F, #559 of 585 statewide, top 96%, 703 students, 42% 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).
• Zoned-school proficiency averages 29% at this address vs 45% district-wide (-16 pts) — the specific schools serving this property underperform the Davis District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.3%/yr); 342 active listings in the ZIP; 9 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; 1,461 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 $83 of loan paydown is wiped out by about $360 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 + 1.3% rent growth), your $3k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $3k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 65% of rent.

Recommended offer $12,000

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. 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?
5. 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.
6. 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.
7. 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: 15.82% ✓
• Cap rate: 25.44%
• Cash-on-cash: 68.40%
• DSCR: 4.04
• GRM: 0.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.3% rent growth · sell at horizon

5-year hold

• IRR: 59.3%
• Equity multiple: 3.33×
• Total profit: $7,842
• Equity at exit: $1,789

10-year hold

• IRR: 61.1%
• Equity multiple: 4.88×
• Total profit: $13,049
• Equity at exit: $1,038

Cash invested: $3,360 (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 84041

• Rents YoY: 1.3%
• Active inventory: 342
• Price-to-rent: 0.5×

Monthly cashflow live

• Estimated rent: $1,898 high
• Mortgage (P&I): −$63
• Tax est. 1.5%: −$15 /mo · $180/yr
• Insurance: −$5
• HOA: −$1,225
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $192

Break-even live

Break-even rent $1,656

Max offer price $12,000

Occupancy floor 85%

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: $3,000
• Closing costs: $360
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 N Hill Field Rd Layton, UT	2.0	1.0	775	$1,659	$2.14	23d	1	0.49mi
2955 N 400 W Layton, UT	2.0	1.0	581	$1,417	$2.44	14d	45	0.51mi
1814 N 700 W Layton, UT	1.0–2.0	1.0–2.0	838	$1,734	$2.07	14d	10	1.27mi
1656 N 400 W Layton, UT	1.0–2.0	1.0–1.5	848	$1,584	$1.87	14d	10	1.28mi
1100 S 2000 E Clearfield, UT	1.0–3.0	1.0–2.0	895	$1,952	$2.18	14d	32	1.32mi
1375 East Layton, UT	1.0–3.0	1.0–2.5	1212	$2,375	$1.96	14d	14	1.36mi
1300 S 1800 E Clearfield, UT	1.0–3.0	1.0–2.0	1113	$2,197	$1.97	14d	20	1.36mi
1902 E 700 S Clearfield, UT	1.0–3.0	1.0–2.0	1085	$2,415	$2.23	14d	21	1.37mi
2925 N Church St Layton, UT	1.0–3.0	1.0–2.0	960	$1,699	$1.77	14d	6	1.39mi

HOA detail

• Monthly dues: $1,225 · $14,700/yr
• Likely covers: pool

Listing history 10 events

1. 2026-06-18
   days on market $12,000 Active 11 DOM
2. 2026-06-17
   pricedays on market $12,000 Active 10 DOM
3. 2026-06-16
   days on market $15,000 Active 9 DOM
4. 2026-06-15
   days on market $15,000 Active 8 DOM
5. 2026-06-14
   days on market $15,000 Active 6 DOM
6. 2026-06-13
   days on market $15,000 Active 5 DOM
7. 2026-06-10
   days on market $15,000 Active 3 DOM
8. 2026-06-09
   days on market $15,000 Active 2 DOM
9. 2026-06-08
   remarks 348-char remark
10. 2026-06-08
    listed $15,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,776
• − Mortgage interest: −$672
• − Property taxes: −$180
• − Insurance: −$60
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − HOA: −$14,700
• − Depreciation: −$349
• Taxable income: $3,171
• Est. tax owed @ 24.0%: −$761
• After-tax cash flow: $1,537/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): 55,180
• Household income: $89,604
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1058.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 17% Two or more races 10% Asian 2% Black 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Italian 2% Portuguese 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 11% Tagalog/Filipino 1% Other Indo-European 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: ▼ -173.00%
• Current HPI: 307.2627
• Rent YoY: ▲ 1.30%
• 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

-75.0% since first listed

16 events — show timeline

• 2026-06-07 Listed $15,000 WFRMLS
• 2025-01-01 Listing Removed — WFRMLS
• 2024-08-09 Price Changed $42,000 WFRMLS
• 2024-07-22 Listed $44,000 WFRMLS
• 2024-06-04 Listing Removed — WFRMLS
• 2024-05-23 Price Changed $44,000 WFRMLS
• 2024-05-18 Price Changed $49,000 WFRMLS
• 2024-05-08 Price Changed $57,000 WFRMLS
• 2024-04-26 Price Changed $58,000 WFRMLS
• 2024-03-28 Price Changed $59,000 WFRMLS
• 2024-03-16 Price Changed $62,000 WFRMLS
• 2024-01-11 Listed $69,000 WFRMLS
• 2022-12-01 Sold (MLS) — WFRMLS
• 2022-10-07 Pending — WFRMLS
• 2022-09-13 Price Changed $55,000 WFRMLS
• 2022-07-19 Listed $60,000 WFRMLS