3800 S 1900 W #242 · Roy, UT 84067

$115,000

3 bd · 2.0 ba · 1,694 sqft · Manufactured · 36 Days on market

Built 1987 435 sqft lot $880/mo HOA · 43% 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 +10.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Quiet neighborhood
• Exterior ramp
• Mountain views

Tags

• MOUNTAIN VIEWS
• WHEELCHAIR ACCESSIBLE
• EXTERIOR RAMP
• LOW-MAINTENANCE LIVING
• QUIET NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Association amenities include RV parking, storage, picnic area, and management; Utilities included by association: water, sewer, trash, cable TV; Pets permitted (with pet rules); Senior community; Subdivision: MONTE VISTA

Exterior

• Parking: Total of 4 parking spaces; 2 covered/carport spaces; 2 open parking spaces; Common RV parking; Covered parking
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Water connected (culinary and secondary)
• Home design: Mobile home; Single-level living; Faces south; Single-family zoning
• Construction: Aluminum exterior construction; Asphalt roof; Built/standing
• Exterior features: Covered deck; Covered patio; Awning(s); Exterior lighting; Storm doors; Double-pane windows; Storage shed(s); Window coverings; Mountain view; Sprinkler system (auto-full); Paved road access; Mature landscaping with xeriscaping

Interior

• Kitchen: Refrigerator; Range hood; Trash compactor; Water softener (owned)
• Bedrooms: Three main-level bedrooms; Primary bedroom on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: Two three-quarter bathrooms
• Heating & cooling: Forced air heating; Gas central heating; Central air conditioning
• Interior features: Primary bathroom; Walk-in closet; Free-standing range/oven; Vaulted ceilings; Blinds on windows; Skylights; Sliding glass doors
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $-64 ($-774/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (8.1% below list).
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $106k (8.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 81/100 on livability (#32 in UT, #1,449 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, commute A; Watch: amenities 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: Midland School (math 37% / reading 28%, grade F, #416 of 585 statewide, top 71%, 568 students, 29% FRL); Roy Jr High (math 23% / reading 25%, grade F, #123 of 138 statewide, top 90%, 1,008 students, 37% FRL); Roy High (math 15% / reading 39%, grade F, #131 of 171 statewide, top 79%, 1,834 students, 28% FRL).
• Market conditions: Rents soft (-0.5%/yr); 207 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $795 of loan paydown is wiped out by about $3k 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 36 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.

Recommended offer $105,670 (8.1% 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 36 days. Have you received any prior offers? Is the seller open to a 8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.77% ✓
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.5%
• Equity multiple: 0.13×
• Total profit: $-28,143
• Equity at exit: $17,147

10-year hold

• IRR: -79.8%
• Equity multiple: -0.57×
• Total profit: $-50,558
• Equity at exit: $9,943

Cash invested: $32,200 (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 84067

• Rents YoY: -0.5%
• Active inventory: 207
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$880
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-64

Break-even live

Break-even rent $2,120

Max offer price $105,670

Occupancy floor 98%

Sensitivity live

Price	-10% $15	-5% $-25	+0% $-64	+5% $-104	+10% $-144
Rent	-10% $-226	-5% $-145	+0% $-64	+5% $16	+10% $97
Rate	-1.0pp $-7	-0.5pp $-35	base $-64	+0.5pp $-94	+1.0pp $-125

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2015 Carson Ave West Haven, UT	3.0	2.5	2049	$2,500	$1.22	25d	1	0.63mi
3330 S Midland Dr West Haven, UT	1.0–3.0	1.0–2.5	1000	$1,750	$1.75	16d	3	0.80mi
3560 Midland Dr West Haven, UT	1.0–3.0	1.0–2.0	932	$1,599	$1.71	16d	22	0.82mi
4499 S 1930 W Roy, UT	1.0–3.0	1.0–2.5	1106	$2,162	$1.95	16d	11	0.90mi
2112 W 3300 S West Haven, UT	1.0–3.0	1.0–2.0	975	$1,772	$1.82	16d	15	0.93mi
3405 S 2400 W West Haven, UT	1.0–3.0	1.0–2.0	978	$1,800	$1.84	25d	5	0.95mi
90 West Roy, UT	1.0–3.0	1.0–2.0	1075	$1,635	$1.52	16d	11	1.12mi
4372 S 1000 W Unit A Riverdale, UT	3.0	1.5	1375	$1,725	$1.25	25d	1	1.24mi
918 W 4350 S Ogden, UT	4.0	1.5	1800	$2,350	$1.31	25d	1	1.30mi
2778 W 4175 S #236 Roy, UT	3.0	2.5	2190	$2,000	$0.91	25d	1	1.31mi
4156 S 2825 W #215 Roy, UT	4.0	3.5	2100	$2,200	$1.05	16d	1	1.35mi
4389 S Locomotive DR Roy, UT	2.0–4.0	2.5–3.5	1651	$2,340	$1.42	16d	48	1.35mi
3922 Lamplighter Way Riverdale, UT	3.0	1.5	1390	$1,695	$1.22	16d	1	1.40mi
2914 W 3885 S West Haven, UT	3.0	2.5	1440	$2,395	$1.66	25d	1	1.41mi

HOA detail

• Monthly dues: $880 · $10,560/yr

Listing history 24 events

1. 2026-06-22
   days on market $115,000 Active 36 DOM
2. 2026-06-18
   days on market $115,000 Active 33 DOM
3. 2026-06-18
   price $115,000 Active 32 DOM
4. 2026-06-17
   days on market $125,000 Active 32 DOM
5. 2026-06-16
   days on market $125,000 Active 31 DOM
6. 2026-06-15
   days on market $125,000 Active 30 DOM
7. 2026-06-14
   days on market $125,000 Active 28 DOM
8. 2026-06-10
   days on market $125,000 Active 25 DOM
9. 2026-06-09
   days on market $125,000 Active 24 DOM
10. 2026-06-08
    days on market $125,000 Active 23 DOM
11. 2026-06-07
    days on market $125,000 Active 22 DOM
12. 2026-06-05
    days on market $125,000 Active 19 DOM
13. 2026-06-03
    days on market $125,000 Active 18 DOM
14. 2026-06-02
    days on market $125,000 Active 17 DOM
15. 2026-06-01
    days on market $125,000 Active 16 DOM
16. 2026-05-31
    days on market $125,000 Active 15 DOM
17. 2026-05-31
    days on market $125,000 Active 14 DOM
18. 2026-05-17
    listed $125,000 Active
19. 2023-06-01
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2023-04-03
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2022-10-18
    listed $130,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2017-05-18
    soldstatus Sold 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

23. 2017-04-20
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

24. 2017-04-04
    listed $80,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 4 d/yr ≥94°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,460
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − HOA: −$10,560
• − Depreciation: −$3,345
• Taxable loss: −$2,101
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $-269/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 — Roy

• Score: 81/100
• State rank: #32
• US rank: #1449

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roy, UT
• County: Weber County · 260,557 people
• City population: 38,794
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 38,794
• Household income: $91,115
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 216.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 19% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 4% Italian 4% Portuguese 3%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -284.84%
• Current HPI: 323.642
• Rent YoY: ▼ -0.45%
• 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

+56.2% since first listed

7 events — show timeline

• 2026-05-17 Listed $125,000 WFRMLS
• 2023-06-01 Sold (MLS) — WFRMLS
• 2023-04-03 Pending — WFRMLS
• 2022-10-18 Listed $130,000 WFRMLS
• 2017-05-18 Sold (MLS) — WFRMLS
• 2017-04-20 Pending — WFRMLS
• 2017-04-04 Listed $80,000 WFRMLS