3750 S Midland Dr #45 W · Roy, UT 84067

$159,000

4 bd · 2.0 ba · 1,440 sqft · Manufactured · 15 Days on market

Built 1979 3,920 sqft lot $200/mo HOA · 9% of rent

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Why this score? — see what drove the C+ 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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

* * NO LOT FEE! * * This is a rare opportunity to own a share of the land! Country Meadows is one of very few co-op developments out there! Very low HOA fee. This is a large 4 bedroom, 2 bathroom, 2 living rooms, covered deck, storage shed. Located in a well kept, quiet neighborhood and perfect for first time home buyers or those looking to downsize! Most of the carpet/flooring has been removed and is ready for someone to come in and make it their own. Seller is offering a $7,000 credit towards flooring. Home is being sold "As Is".

Key facts

• Covered deck
• No lot fee
• Storage shed

Tags

• NO LOT FEE
• SHARE OF THE LAND
• LOW HOA FEE
• COVERED DECK
• STORAGE SHED
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#32 in UT, #1,449 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, commute A; Watch: amenities 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: Valley View School (math 22% / reading 26%, grade F, #488 of 585 statewide, top 84%, 336 students, 45% FRL); Sand Ridge Jr High (math 26% / reading 26%, grade F, #119 of 138 statewide, top 87%, 857 students, 40% FRL); Roy High (math 15% / reading 39%, grade F, #131 of 171 statewide, top 79%, 1,834 students, 28% FRL).
• Market conditions: Rents soft (-0.5%/yr); 203 active listings in the ZIP; 15 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $156,615 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.34% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.26%
• DSCR: 1.46
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.83×
• Total profit: $-7,603
• Equity at exit: $23,707

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,141
• Equity at exit: $13,747

Cash invested: $44,520 (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 84067

• Rents YoY: -0.5%
• Active inventory: 203
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,126 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$200
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $381

Break-even live

Break-even rent $1,644

Max offer price $159,000

Occupancy floor 77%

Sensitivity live

Price	-10% $490	-5% $435	+0% $381	+5% $326	+10% $271
Rent	-10% $213	-5% $297	+0% $381	+5% $464	+10% $548
Rate	-1.0pp $461	-0.5pp $421	base $381	+0.5pp $339	+1.0pp $297

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3560 Midland Dr West Haven, UT	1.0–3.0	1.0–2.0	932	$1,599	$1.71	15d	22	0.38mi
3405 S 2400 W West Haven, UT	1.0–3.0	1.0–2.0	978	$1,800	$1.84	24d	5	0.48mi
2914 W 3885 S West Haven, UT	3.0	2.5	1440	$2,395	$1.66	24d	1	0.60mi
3330 S Midland Dr West Haven, UT	1.0–3.0	1.0–2.5	1000	$1,750	$1.75	15d	3	0.76mi
2112 W 3300 S West Haven, UT	1.0–3.0	1.0–2.0	975	$1,772	$1.82	15d	15	0.85mi
4389 S Locomotive DR Roy, UT	2.0–4.0	2.5–3.5	1651	$2,750	$1.67	15d	48	0.88mi
3243 W 3875 S #315 West Haven, UT	3.0	2.5	1780	$2,100	$1.18	20d	1	0.96mi
3728 S 3300 W West Haven, UT	3.0	2.5	1630	$2,095	$1.29	20d	1	1.02mi
3318 W 3745 S Ogden, UT	3.0	2.5	1579	$1,895	$1.20	15d	1	1.04mi
3321 W 3785 S Unit 4007 West Haven, UT	3.0	2.5	1600	$1,995	$1.25	20d	1	1.05mi
3330 W 4000 S West Haven, UT	1.0–3.0	1.0–2.0	1048	$2,072	$1.98	15d	22	1.09mi
4499 S 1930 W Roy, UT	1.0–3.0	1.0–2.5	1106	$2,162	$1.95	15d	11	1.14mi
3384 W 4225 S West Haven, UT	4.0	3.0	1759	$2,495	$1.42	24d	1	1.21mi
3327 W 4350 S West Haven, UT	5.0	3.0	1870	$2,495	$1.33	15d	1	1.34mi
90 West Roy, UT	1.0–3.0	1.0–2.0	1075	$1,635	$1.52	15d	11	1.45mi

HOA detail

• Monthly dues: $200 · $2,400/yr

Listing history 5 events

1. 2025-11-29
   status Under Contract
2. 2025-11-18
   price $159,000
3. 2025-11-13
   listed $189,000 Active
4. 1998-12-03
   historical
5. 1998-06-18
   listed $89,900

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,509
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − HOA: −$2,400
• − Depreciation: −$4,625
• Taxable income: $2,316
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $4,011/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 — Roy

• Score: 81/100
• State rank: #32
• US rank: #1449

Category grades

Amenities F Commute A Cost of living B+ 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: Roy, UT
• County: Weber County · 260,557 people
• City population: 38,794
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 38,794
• Household income: $91,115
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 216.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 19% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 4% Italian 4% Portuguese 3%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -284.84%
• Current HPI: 323.642
• Rent YoY: ▼ -0.45%
• 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

+76.9% since first listed

5 events — show timeline

• 2025-11-29 Pending — WFRMLS
• 2025-11-18 Price Changed $159,000 WFRMLS
• 2025-11-13 Listed $189,000 WFRMLS
• 1998-12-03 Listing Removed — WFRMLS
• 1998-06-18 Listed $89,900 WFRMLS