75 W 250 N #56 · Clearfield, UT 84015

$85,000

3 bd · 2.0 ba · 252 sqft · Land public records · 191 Days on market

Built 1996 871 sqft lot $900/mo HOA · 56% 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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

NEW ROOF WITH FULL PRICE OFFER! This beautifully updated home welcomes you with fresh interior paint and sleek luxury vinyl plank flooring flowing throughout. Every detail has been thoughtfully upgraded-from new baseboards, doors, and hardware to stylish lighting and updated outlets-creating a clean, contemporary vibe you'll love coming home to. The fully remodeled kitchen is a true standout, featuring stunning real granite countertops that combine elegance with durability-perfect for both everyday living and entertaining. Bathrooms have been tastefully refreshed with new vanities, fixtures, and finishes, while the primary suite offers a spa-inspired feel with a brand-new tub surround. Step

Key facts

• New kitchen
• New tub surround
• Updated home

Tags

• UPDATED HOME
• LUXURY VINYL PLANK FLOORING
• NEW KITCHEN
• GRANITE COUNTERTOPS
• NEW VANITIES
• NEW TUB SURROUND

Property features AI

Finance

• HOA & community: Homeowners association: Hidden Glenn; HOA fee $900 per month; HOA includes sewer, trash, and water; Community amenities: pets permitted, picnic area, playground

Exterior

• Parking: Uncovered open parking
• Utilities: Natural gas connected; Electricity connected; Water connected
• Home design: Mobile home; Built and standing
• Construction: Asphalt roof
• Exterior features: Covered deck; Covered patio; Double-pane windows

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas central heating; Evaporative cooling
• Interior features: Garbage disposal; Granite countertops; Blinds

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $85k.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $59k (30.9% below list).
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $59k (30.9% below list) — sets the bar for cash-flow.

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; 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 $588 of loan paydown is wiped out by about $3k 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 191 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 56% of rent.

Recommended offer $58,772 (30.9% 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 191 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.88% ✓
• Cap rate: 4.20%
• Cash-on-cash: -7.49%
• DSCR: 0.67
• GRM: 4.4

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: -30.7%
• Equity multiple: -0.00×
• Total profit: $-23,896
• Equity at exit: $12,674

10-year hold

• IRR: -39.9%
• Equity multiple: -0.50×
• Total profit: $-35,666
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$28 /mo · $331/yr
• Insurance: −$35
• HOA: −$900
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-148

Break-even live

Break-even rent $1,783

Max offer price $58,772

Occupancy floor —

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $900 · $10,800/yr

Listing history 24 events

1. 2026-06-18
   days on market $85,000 Active 191 DOM
2. 2026-06-17
   days on market $85,000 Active 190 DOM
3. 2026-06-16
   days on market $85,000 Active 189 DOM
4. 2026-06-15
   days on market $85,000 Active 188 DOM
5. 2026-06-14
   days on market $85,000 Active 186 DOM
6. 2026-06-13
   days on market $85,000 Active 185 DOM
7. 2026-06-10
   days on market $85,000 Active 183 DOM
8. 2026-06-09
   days on market $85,000 Active 182 DOM
9. 2026-06-08
   days on market $85,000 Active 181 DOM
10. 2026-06-07
    days on market $85,000 Active 180 DOM
11. 2026-06-05
    days on market $85,000 Active 177 DOM
12. 2026-06-03
    days on market $85,000 Active 176 DOM
13. 2026-06-03
    price $85,000 Active 175 DOM
14. 2026-06-02
    days on market $90,000 Active 175 DOM
15. 2026-06-01
    days on market $90,000 Active 174 DOM
16. 2026-05-31
    days on market $90,000 Active 173 DOM
17. 2026-05-31
    days on market $90,000 Active 172 DOM
18. 2026-04-20
    price $90,000
19. 2026-03-20
    price $95,000
20. 2026-02-17
    price $98,000
21. 2026-02-17
    price $97,000
22. 2026-02-17
    price $98,000
23. 2026-01-28
    price $99,000
24. 2025-12-09
    listed $100,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast UT · Resets to sale price

• Current annual tax: $331 · $28/mo
• Projected year-2 tax: $561 · $47/mo
• Expected delta: +$230/yr (+$19/mo · 69.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $19,143
• − Mortgage interest: −$4,761
• − Property taxes: −$331
• − Insurance: −$425
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − HOA: −$10,800
• − Depreciation: −$2,473
• Taxable loss: −$2,710
• Est. tax savings @ 24.0%: +$650
• After-tax cash flow: $-1,131/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

-10.0% since first listed

7 events — show timeline

• 2026-04-20 Price Changed $90,000 WFRMLS
• 2026-03-20 Price Changed $95,000 WFRMLS
• 2026-02-17 Price Changed $98,000 WFRMLS
• 2026-02-17 Price Changed $97,000 WFRMLS
• 2026-02-17 Price Changed $98,000 WFRMLS
• 2026-01-28 Price Changed $99,000 WFRMLS
• 2025-12-09 Listed $100,000 WFRMLS

Property tax history

+12.6%/yr

Latest (2018): $331 · +10.2% YoY. Source: county tax records.