75 W 250 N #11 · Clearfield, UT 84015

$10,000

3 bd · 2.0 ba · 1,250 sqft · Manufactured · 13 Days on market

Built 1999 435 sqft lot $1045/mo HOA · 60% 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
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special!! Cash only, Home is solid with many positive qualities yet is in need of upkeep and repairs. Kitchen needs to be redone, Needs carpet/flooring/sub flooring pet odors and general updating. Home is priced accordingly!

Key facts

• 2 parking spots
• Built 1999
• Listed 13 days

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $900; Subdivision: HIDDEN GLEN

Exterior

• Parking: 2 total parking spaces (2 open)
• Home design: Mobile home; Built in 1999; Property listed as built/standing condition
• Construction: Manufactured/mobile construction
• Exterior features: Lot zoned residential; Lot size approximately 0.01 acres

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Interior features: No basement; Total of 7 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $10k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $10k).

Location & tenants

• Location reads 78/100 on livability (#45 in UT, #2,413 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment B+; Watch: amenities D-.
• 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: Wasatch School (math 26% / reading 35%, grade F, #432 of 585 statewide, top 74%, 447 students, 56% FRL); North Davis Jr High (math 30% / reading 34%, grade F, #101 of 138 statewide, top 73%, 924 students, 46% FRL); Clearfield High (math 23% / reading 41%, grade F, #111 of 171 statewide, top 68%, 2,030 students, 22% FRL) — zoned schools average 41% FRL vs 19% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 45% district-wide (-14 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 (+2.2%/yr); 387 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $69 of loan paydown is wiped out by about $300 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 + 2.2% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 60% of rent.

Recommended offer $10,000

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. 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?
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: 17.56% ✓
• Cap rate: 39.05%
• Cash-on-cash: 117.00%
• DSCR: 6.21
• GRM: 0.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.25% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.40×
• Total profit: $15,121
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 12.77×
• Total profit: $32,957
• Equity at exit: $865

Cash invested: $2,800 (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 84015

• Rents YoY: 2.2%
• Active inventory: 387
• Price-to-rent: 0.5×

Monthly cashflow live

• Estimated rent: $1,756 high
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$1,045
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $273

Break-even live

Break-even rent $1,410

Max offer price $10,000

Occupancy floor 79%

Sensitivity live

Price	-10% $280	-5% $276	+0% $273	+5% $270	+10% $266
Rent	-10% $134	-5% $204	+0% $273	+5% $342	+10% $412
Rate	-1.0pp $278	-0.5pp $276	base $273	+0.5pp $270	+1.0pp $268

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 W 250 N Apt 2 Clearfield, UT	2.0	1.0	900	$1,095	$1.22	24d	1	0.09mi
75 W 250 N Clearfield, UT	2.0	2.0	896	$1,424	$1.59	24d	1	0.11mi
101 N Main St Clearfield, UT	1.0–3.0	1.0–2.0	1040	$1,844	$1.77	14d	8	0.16mi
111 Center St Unit 5C Clearfield, UT	2.0	1.5	1008	$1,480	$1.47	24d	1	0.35mi
160 S Main St Clearfield, UT	3.0	2.5	1770	$2,050	$1.16	14d	1	0.40mi
180 State St Clearfield, UT	2.0–3.0	2.5–3.0	1530	$2,423	$1.58	21d	1	0.46mi
293 S State St Clearfield, UT	1.0–2.0	1.0	1023	$1,529	$1.49	14d	2	0.64mi
444 State St Clearfield, UT	1.0–2.0	1.0–2.0	881	$1,627	$1.85	24d	1	0.82mi
1081 W 275 N Clearfield, UT	3.0	2.0	1522	$2,300	$1.51	24d	1	0.94mi
468 E Depot St Clearfield, UT	3.0	2.5	1514	$2,185	$1.44	24d	1	1.02mi
875 S Depot St Unit 321 Clearfield, UT	3.0	2.0	1200	$1,900	$1.58	24d	1	1.14mi
830 S 550 E Unit 4A Clearfield, UT	3.0	1.5	1213	$1,645	$1.36	24d	1	1.26mi
830 S 550 E Unit 5C Clearfield, UT	3.0	1.5	1213	$1,645	$1.36	19d	1	1.26mi
875 S Depot St Unit B344 Clearfield, UT	2.0	2.0	1000	$1,625	$1.62	24d	1	1.27mi
930 S 550 E Unit B7 Clearfield, UT	3.0	1.5	1213	$1,695	$1.40	24d	1	1.31mi
960 S 550 E Unit B11 Clearfield, UT	3.0	2.5	1320	$1,745	$1.32	24d	1	1.37mi
960 S 550 E Unit A2 Clearfield, UT	3.0	2.5	1320	$1,695	$1.28	19d	1	1.37mi
163 S 1450 W Clearfield, UT	2.0–3.0	1.5	1060	$1,716	$1.62	14d	2	1.37mi
960 S 550 E Unit A1 Clearfield, UT	3.0	2.5	1320	$1,695	$1.28	24d	1	1.37mi
880 State St Clearfield, UT	2.0–3.0	2.5	1393	$2,175	$1.56	24d	8	1.39mi

HOA detail

• Monthly dues: $1,045 · $12,540/yr

Listing history 13 events

1. 2026-06-19
   remarks 234-char remark
2. 2026-06-19
   price $10,000 Active 13 DOM
3. 2026-06-18
   days on market $17,500 Active 13 DOM
4. 2026-06-17
   days on market $17,500 Active 12 DOM
5. 2026-06-16
   days on market $17,500 Active 11 DOM
6. 2026-06-15
   days on market $17,500 Active 10 DOM
7. 2026-06-14
   days on market $17,500 Active 8 DOM
8. 2026-06-13
   days on market $17,500 Active 7 DOM
9. 2026-06-10
   days on market $17,500 Active 5 DOM
10. 2026-06-09
    days on market $17,500 Active 4 DOM
11. 2026-06-08
    days on market $17,500 Active 3 DOM
12. 2026-06-07
    remarks 224-char remark
13. 2026-06-07
    listed $17,500 Active 2 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,070
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − HOA: −$12,540
• − Depreciation: −$291
• Taxable income: $4,108
• Est. tax owed @ 24.0%: −$986
• After-tax cash flow: $2,290/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 — Clearfield

• Score: 78/100
• State rank: #45
• US rank: #2413

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clearfield, UT
• County: Davis County · 341,755 people
• City population: 71,812
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 71,812
• Household income: $95,519
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 985.0

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 16% Two or more races 9% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Italian 3% Portuguese 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 9% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -249.80%
• Current HPI: 330.669
• Rent YoY: ▲ 2.25%
• 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

• 2026-06-05 Listed $17,500 WFRMLS