200 N Harrisville Rd #33 · Ogden, UT 84404

$41,500

2 bd · 1.0 ba · 750 sqft · Manufactured · 45 Days on market

Built 2026 Good condition $849/mo HOA · 57% 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 +18.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

* * * 1 MONTHS FREE LOT RENT and WITH PURCHASE. * * * This charming 750 square feet manufactured home, built in 2026 by Cavco, offers a comfortable and modern living space in Ogden, UT. Featuring two bedrooms and one bathroom, the home includes a spacious living room perfect for relaxation and entertaining. The well-appointed kitchen comes equipped with an oven, fridge, and dishwasher, making meal preparation a breeze. Additional conveniences include a laundry room with washer/dryer hook-up, a hot water heater, and central air conditioning to keep the home comfortable year-round. Located in the welcoming Harrisville community, this home provides residents with a peaceful and friendly

Key facts

• 2 parking spots
• Built 2026
• Listed 44 days

Property features AI

Finance

• HOA & community: Homeowners association present (Noelle); Association fee: $849

Exterior

• Parking: 2 total parking spaces (2 open); Covered parking
• Utilities: Natural gas connected; Electricity connected; Public sewer; Water connected (culinary)
• Home design: Mobile home; Residential use; Single-family zoning
• Construction: Asphalt construction materials; Built/standing condition; Home warranty included
• Exterior features: Covered parking

Interior

• Kitchen: Portable dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Portable dishwasher; Refrigerator; 5 total rooms; No basement
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $42k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $39 ($471/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $40k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#19 in UT, #810 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Ogden City District (urban): math 25% / reading 31% proficiency, ranked #72 of 80 in UT (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Heritage School (math 21% / reading 25%, grade F, #501 of 585 statewide, top 86%, 638 students, 100% FRL); Highland Junior High (math 12% / reading 18%, grade F, #135 of 138 statewide, top 98%, 715 students, 0% FRL); Ben Lomond High (math 11% / reading 28%, grade F, #158 of 171 statewide, top 94%, 1,169 students, 44% FRL) — zoned schools average 48% FRL vs 75% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.3%/yr); 615 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $287 of loan paydown is wiped out by about $1k 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 45 days — a 3% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 57% of rent.

Recommended offer $40,255 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
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: 3.58% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.33% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.60×
• Total profit: $-4,678
• Equity at exit: $6,188

10-year hold

• IRR: -3.6%
• Equity multiple: 0.77×
• Total profit: $-2,679
• Equity at exit: $3,588

Cash invested: $11,620 (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 84404

• Rents YoY: 2.3%
• Active inventory: 615
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,487 high
• Mortgage (P&I): −$218
• Tax est. 1.5%: −$52 /mo · $622/yr
• Insurance: −$17
• HOA: −$849
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $39

Break-even live

Break-even rent $1,438

Max offer price $41,500

Occupancy floor 92%

Sensitivity live

Price	-10% $68	-5% $54	+0% $39	+5% $25	+10% $11
Rent	-10% $-78	-5% $-20	+0% $39	+5% $98	+10% $157
Rate	-1.0pp $60	-0.5pp $50	base $39	+0.5pp $28	+1.0pp $18

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: $10,375
• Closing costs: $1,245
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 N Harrisville Rd Ogden, UT	2.0	1.0	750	$1,400	$1.87	24d	1	0.02mi
381 N Washington Blvd Ogden, UT	1.0–3.0	1.0–2.0	1062	$1,446	$1.36	15d	15	0.17mi
455 2nd St Ogden, UT	1.0–2.0	1.0–2.0	838	$1,499	$1.79	15d	5	0.31mi
445 E 800 North St Ogden, UT	2.0	1.0	1030	$1,250	$1.21	24d	1	0.61mi
348 8th St Ogden, UT	2.0	1.0	1037	$1,695	$1.63	24d	1	0.87mi
940 Kiesel Ave Ogden, UT	2.0	1.0	708	$1,200	$1.69	24d	1	1.03mi
820 Monroe Blvd Ogden, UT	1.0–2.0	1.0	875	$1,350	$1.54	24d	2	1.27mi
231 W 12th St Ogden, UT	1.0–2.0	1.0–2.0	813	$1,544	$1.90	15d	14	1.46mi
1075 Century Dr Ogden, UT	2.0	1.0–2.0	731	$1,599	$2.19	24d	1	1.48mi
324 14th St Ogden, UT	2.0	2.0	936	$1,495	$1.60	24d	1	1.48mi

HOA detail

• Monthly dues: $849 · $10,188/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-21
   days on market $41,500 Active 45 DOM
2. 2026-06-18
   price $41,500 Active 42 DOM
3. 2026-06-18
   days on market $45,000 Active 42 DOM
4. 2026-06-17
   days on market $45,000 Active 41 DOM
5. 2026-06-16
   days on market $45,000 Active 40 DOM
6. 2026-06-15
   days on market $45,000 Active 39 DOM
7. 2026-06-14
   days on market $45,000 Active 37 DOM
8. 2026-06-13
   days on market $45,000 Active 36 DOM
9. 2026-06-10
   days on market $45,000 Active 34 DOM
10. 2026-06-09
    days on market $45,000 Active 33 DOM
11. 2026-06-08
    days on market $45,000 Active 32 DOM
12. 2026-06-07
    days on market $45,000 Active 31 DOM
13. 2026-06-05
    days on market $45,000 Active 28 DOM
14. 2026-06-03
    days on market $45,000 Active 27 DOM
15. 2026-06-02
    days on market $45,000 Active 26 DOM
16. 2026-06-01
    days on market $45,000 Active 25 DOM
17. 2026-05-31
    days on market $45,000 Active 24 DOM
18. 2026-05-31
    days on market $45,000 Active 23 DOM
19. 2026-05-07
    listed $45,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥91°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,848
• − Mortgage interest: −$2,325
• − Property taxes: −$622
• − Insurance: −$208
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − HOA: −$10,188
• − Depreciation: −$1,207
• Taxable income: $443
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $364/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.

Condition & rehab AI · 7 photos

Good 80/100 Cosmetic rehab

This 750 sq ft manufactured home in Ogden, UT is in good condition with a modern kitchen and bathroom. It offers a comfortable living space with central air and washer/dryer hook-up. The home is move-in ready and has potential for further value increases through minor cosmetic upgrades and landscaping improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Both Adding a small outdoor seating area — This can increase the home's appeal for both buyers and renters.
• Both Upgrading the kitchen appliances — Modernizing the kitchen can attract more buyers and renters.
• Both Adding a smart home system — Smart home features can increase the home's value and appeal to tech-savvy buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Adding a small outdoor seating area — This can increase the home's appeal for both buyers and renters. ↑
• Both Upgrading the kitchen appliances — Modernizing the kitchen can attract more buyers and renters. ↑
• Both Adding a smart home system — Smart home features can increase the home's value and appeal to tech-savvy buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ogden City District
• NCES district ID: 4900720
• Math proficiency: 25% ▼ -2.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $41,974
• Composite: 23.76/100
• National rank: #7818
• State rank: #72 of 80 in UT

Livability — Ogden

• Score: 84/100
• State rank: #19
• US rank: #810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ogden, UT
• County: Weber County · 260,557 people
• City population: 152,611
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 66,587
• Household income: $85,057
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 1201.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 24% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 5% Slovak 4% Iranian 3%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 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: ▼ -317.85%
• Current HPI: 323.2499
• Rent YoY: ▲ 2.33%
• 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

• 2026-05-07 Listed $45,000 WFRMLS