2875 N Hill Field Rd #195 · Layton, UT 84041

$59,900

4 bd · 2.0 ba · 1,152 sqft · Manufactured · 15 Days on market

Built 1979 435 sqft lot $1150/mo HOA · 53% of rent

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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 +26.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 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

This Beautiful 3 bed 2 bath home is located in a wonderful park just minutes from HAFB. It features a covered deck with a great fenced in yard. This move in ready home has been mostly updated Square footage figures are provided as a courtesy estimate only and were obtained from Davis County Assessors Office. Buyer is advised to obtain an independent measurement. All buyers must be approved with the park.

Key facts

• Covered deck
• Move in ready
• Fenced in yard

Tags

• COVERED DECK
• FENCED IN YARD
• MOVE IN READY
• MOSTLY UPDATED

Property features AI

Finance

• Other: Lot includes fruit trees and mature trees; Zoning: R1; Has a view
• HOA & community: Homeowners association with monthly fee of $1,150; Association managed by Park Manager

Exterior

• Parking: 2 total parking spaces; 2 open parking spaces
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (public) water
• Home design: Manufactured home; Faces west; Residential use
• Construction: Aluminum exterior; Flat roof; Built/standing condition
• Exterior features: Partially fenced yard; Covered deck; Mountain view

Interior

• Kitchen: Updated kitchen
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating (gas central); Central air conditioning
• Interior features: Walk-in closet; Updated kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

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; 7 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 $414 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.

Recommended offer $59,001 (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 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?
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: 3.64% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.23%
• DSCR: 1.50
• GRM: 2.3

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-2,632
• Equity at exit: $8,931

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-942
• Equity at exit: $5,179

Cash invested: $16,772 (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: 2.3×

Monthly cashflow live

• Estimated rent: $2,178 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$1,150
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $157

Break-even live

Break-even rent $1,980

Max offer price $59,900

Occupancy floor 88%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2899 N 1150 W Layton, UT	3.0	2.5	1410	$1,825	$1.29	23d	1	0.47mi
1100 S 2000 E Clearfield, UT	1.0–3.0	1.0–2.0	895	$1,952	$2.18	13d	32	0.69mi
1902 E 700 S Clearfield, UT	1.0–3.0	1.0–2.0	1085	$2,415	$2.23	13d	21	0.74mi
1300 S 1800 E Clearfield, UT	1.0–3.0	1.0–2.0	1113	$2,197	$1.97	14d	20	0.74mi
900 S 1500 E Clearfield, UT	1.0–3.0	1.0–2.5	1175	$1,855	$1.58	13d	7	1.06mi
1532 Merlin Way Unit A Layton, UT	3.0	2.0	1250	$2,250	$1.80	23d	1	1.30mi
1545 Merlin Way Layton, UT	3.0	1.0	1325	$1,800	$1.36	14d	1	1.33mi

HOA detail

• Monthly dues: $1,150 · $13,800/yr

Listing history 12 events

1. 2026-06-18
   days on market $59,900 Active 15 DOM
2. 2026-06-17
   days on market $59,900 Active 14 DOM
3. 2026-06-16
   days on market $59,900 Active 13 DOM
4. 2026-06-15
   days on market $59,900 Active 12 DOM
5. 2026-06-14
   days on market $59,900 Active 10 DOM
6. 2026-06-13
   days on market $59,900 Active 9 DOM
7. 2026-06-10
   days on market $59,900 Active 7 DOM
8. 2026-06-09
   days on market $59,900 Active 6 DOM
9. 2026-06-08
   days on market $59,900 Active 5 DOM
10. 2026-06-07
    days on market $59,900 Active 4 DOM
11. 2026-06-05
    remarks 409-char remark
12. 2026-06-05
    listed $59,900 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: $26,141
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − HOA: −$13,800
• − Depreciation: −$1,743
• Taxable income: $1,863
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $1,437/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

+57.6% since first listed

3 events — show timeline

• 2026-06-03 Listed $59,900 WFRMLS
• 2000-02-04 Listing Removed — WFRMLS
• 1999-11-03 Listed $38,000 WFRMLS