4375 S Weber Dr #58 · Riverdale, UT 84405

$29,485

2 bd · 2.0 ba · 660 sqft · Land · 34 Days on market

Built 1971 435 sqft lot $837/mo HOA · 66% of rent ↓ 10% since listing

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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 +4.0/5.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Riverside Village! This well-maintained 1971 mobile home offers 2 bedrooms, 2 bathrooms, and 660 sq ft of comfortable living space. Enjoy efficient year-round comfort with a newer mini-split air conditioning and heating system. The functional layout maximizes space while providing a cozy and inviting atmosphere. Conveniently located within the Riverside Village community, close to shopping, dining, and everyday amenities. Affordable living with great potential for owner-occupants or investors alike!

Key facts

• Close to dining
• Functional layout
• Close to shopping

Tags

• FUNCTIONAL LAYOUT
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO EVERYDAY AMENITIES

Property features AI

Finance

• Other: Subdivision: RIVERSIDE VILLAGE; Zoned for single-family
• HOA & community: Homeowners association (monthly fee); Monthly HOA fee of $837; HOA covers water, sewer and trash; Community amenities include pet rules, pets permitted, picnic area, storage

Exterior

• Parking: 2 uncovered open parking spaces
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water connected
• Home design: Manufactured home; Single-story; Faces east; Residential use
• Construction: Aluminum and rubber roof; Built and standing
• Exterior features: Cul-de-sac lot; Full landscaping

Interior

• Kitchen: Range hood; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Blinds on some windows; Single-level living; No basement; 7 total rooms
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $29k.

Deal economics

• At list price, monthly cash flow is $-32 ($-389/yr) — negative.
• To cash-flow at today's rent, offer at most $25k (15.9% below list).
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $25k (15.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 81/100 on livability (#33 in UT, #1,547 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime 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: Riverdale School (math 31% / reading 27%, grade F, #444 of 585 statewide, top 77%, 416 students, 42% FRL); T.H. Bell Jr High (math 12% / reading 16%, grade F, #136 of 138 statewide, top 99%, 670 students, 42% FRL); Bonneville High (math 15% / reading 36%, grade F, #139 of 171 statewide, top 81%, 1,361 students, 29% FRL).
• Zoned-school proficiency averages 23% at this address vs 36% district-wide (-13 pts) — the specific schools serving this property underperform the Weber District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.7%/yr); 209 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $204 of loan paydown is wiped out by about $885 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 34 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $3k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 66% of rent.

Recommended offer $24,792 (15.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 4.33% ✓
• Cap rate: 4.97%
• Cash-on-cash: -4.71%
• DSCR: 0.79
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.67% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.50×
• Total profit: $-4,130
• Equity at exit: $4,396

10-year hold

• IRR: 6.1%
• Equity multiple: 1.63×
• Total profit: $5,169
• Equity at exit: $2,549

Cash invested: $8,256 (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 84405

• Rents YoY: 4.7%
• Active inventory: 209
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$155
• Tax est. 1.5%: −$37 /mo · $442/yr
• Insurance: −$12
• HOA: −$837
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-32

Break-even live

Break-even rent $1,317

Max offer price $24,792

Occupancy floor 98%

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: $7,371
• Closing costs: $885
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4189 S 300 W Riverdale, UT	1.0–2.0	1.0	700	$1,150	$1.64	23d	7	0.61mi
4400 Washington Blvd Ogden, UT	1.0–2.0	1.0–2.0	891	$1,550	$1.74	23d	2	1.20mi
3697 S Riverdale Rd Riverdale, UT	2.0	1.0–2.0	654	$1,513	$2.31	14d	4	1.26mi
3704 Grant Ave Unit 3704 Ogden, UT	2.0	1.0	750	$845	$1.13	19d	1	1.29mi

HOA detail

• Monthly dues: $837 · $10,044/yr

Listing history 20 events

1. 2026-06-18
   days on market $29,485 Active 34 DOM
2. 2026-06-17
   days on market $29,485 Active 33 DOM
3. 2026-06-16
   days on market $29,485 Active 32 DOM
4. 2026-06-15
   days on market $29,485 Active 31 DOM
5. 2026-06-14
   days on market $29,485 Active 29 DOM
6. 2026-06-10
   pricedays on market $29,485 Active 26 DOM
7. 2026-06-09
   days on market $29,985 Active 25 DOM
8. 2026-06-08
   days on market $29,985 Active 24 DOM
9. 2026-06-07
   days on market $29,985 Active 23 DOM
10. 2026-06-05
    days on market $29,985 Active 20 DOM
11. 2026-06-03
    days on market $29,985 Active 19 DOM
12. 2026-06-02
    days on market $29,985 Active 18 DOM
13. 2026-06-01
    days on market $29,985 Active 17 DOM
14. 2026-05-31
    days on market $29,985 Active 16 DOM
15. 2026-05-31
    days on market $29,985 Active 15 DOM
16. 2026-05-15
    listed $31,995 Active
17. 2001-03-01
    historical
18. 2000-11-03
    listed $40,000
19. 2000-03-30
    historical
20. 2000-01-31
    listed $35,500

ⓘ 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: $15,316
• − Mortgage interest: −$1,652
• − Property taxes: −$442
• − Insurance: −$147
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − HOA: −$10,044
• − Depreciation: −$858
• Taxable loss: −$277
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $-323/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 — Riverdale

• Score: 81/100
• State rank: #33
• US rank: #1547

Category grades

Amenities A+ Commute A+ Cost of living A- Crime F Employment C+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverdale, UT
• County: Weber County · 260,557 people
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 34,818
• Household income: $84,106
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 693.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 7% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 5% Iranian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% Other Asian/Pacific 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: ▼ -253.19%
• Current HPI: 288.6978
• Rent YoY: ▲ 4.67%
• 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

-9.9% since first listed

5 events — show timeline

• 2026-05-15 Listed $31,995 WFRMLS
• 2001-03-01 Listing Removed — WFRMLS
• 2000-11-03 Listed $40,000 WFRMLS
• 2000-03-30 Listing Removed — WFRMLS
• 2000-01-31 Listed $35,500 WFRMLS