2600 N Hill Field Rd N #27 · Layton, UT 84041

$89,900

3 bd · 2.0 ba · 1,584 sqft · Manufactured · 8 Days on market

Built 1980 435 sqft lot $1038/mo HOA · 53% 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).

• 1% rule +10.0/10.0
• Cash flow +7.8/30.0
• 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
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Fully Updated Inside and Out. Amazing Condition & Move in Ready. ALL NEW Appliances in Kitchen. NEW Bathrooms, NEW Carpet & Flooring, Freshly Painted Inside and Exterior. Vaulted Ceilings in Family Room and Easy Open Concept Kitchen. Built-ins in Dining Area. Kitchen has been updated with Fresh Paint, New Stainless Steel Appliances, New Gas Range. and New Countertops. Laundry Room off Kitchen. Primary Bedroom with Attached Updated Bathroom. 2 Additional Bedrooms and Large Renovated shared Bathroom. Large Fenced in Yard with Views of the Mountains and Covered Deck. Quite and Well Cared for Community. Square footage figures are provided as a courtesy estimate only. Buyer is advise

Key facts

• Large fenced yard
• New appliances
• Updated bathrooms

Tags

• NEW APPLIANCES
• UPDATED BATHROOMS
• VAULTED CEILINGS
• BUILT-INS IN DINING AREA
• LARGE FENCED YARD
• VIEWS OF THE MOUNTAINS

Property features AI

Finance

• Other: Subdivision: Lakeview Estates
• HOA & community: Homeowners association with monthly fee; Association amenities include RV parking, playground, and pet-friendly policies

Exterior

• Parking: Four open/uncovered parking spaces; Common RV parking
• Utilities: Natural gas connected; Electricity connected; Public sewer available; Culinary water connected
• Home design: Manufactured home; Built and standing (effective year 2026); Cement and aluminum siding; Asphalt roof; Single-family zoning
• Construction: Built in 2026; Aluminum and cement siding; Asphalt roof; Manufactured construction
• Exterior features: Covered deck; Fully fenced lot; Paved road access; Automatic full sprinkler system; Landscaping throughout; Mature trees; Flat terrain

Interior

• Kitchen: Refrigerator; Gas range; Updated kitchen
• Bedrooms: Three bedrooms (primary on the first floor)
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Primary bathroom; Garbage disposal; Updated kitchen; Gas range; Vaulted ceilings
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $76k (15.9% below list).
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $76k (15.9% below list) — sets the bar for cash-flow.

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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $622 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 29y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,617 (15.9% 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. 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. 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?
6. 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.
7. 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.
8. 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: 2.20% ✓
• Cap rate: 4.98%
• Cash-on-cash: -4.71%
• DSCR: 0.79
• GRM: 3.8

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: -29.0%
• Equity multiple: 0.07×
• Total profit: $-23,509
• Equity at exit: $13,404

10-year hold

• IRR: -61.2%
• Equity multiple: -0.55×
• Total profit: $-39,031
• Equity at exit: $7,773

Cash invested: $25,172 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,975 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$1,038
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-99

Break-even live

Break-even rent $2,100

Max offer price $75,617

Occupancy floor 100%

Sensitivity live

Price	-10% $-37	-5% $-68	+0% $-99	+5% $-130	+10% $-161
Rent	-10% $-255	-5% $-177	+0% $-99	+5% $-21	+10% $57
Rate	-1.0pp $-53	-0.5pp $-76	base $-99	+0.5pp $-122	+1.0pp $-146

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1025 Clearfield, UT	3.0	2.0	1530	$2,000	$1.31	14d	1	0.82mi
2899 N 1150 W Layton, UT	3.0	2.5	1410	$1,825	$1.29	24d	1	0.83mi
116 W 1675 N Layton, UT	3.0	2.0	1941	$2,500	$1.29	24d	1	0.94mi
1100 S 2000 E Clearfield, UT	1.0–3.0	1.0–2.0	895	$1,952	$2.18	14d	32	0.99mi
1300 S 1800 E Clearfield, UT	1.0–3.0	1.0–2.0	1113	$2,197	$1.97	14d	20	1.01mi
1902 E 700 S Clearfield, UT	1.0–3.0	1.0–2.0	1085	$2,415	$2.23	14d	21	1.09mi
774 S 1650 E Unit A Clearfield, UT	4.0	2.0	1872	$1,975	$1.06	24d	1	1.15mi
3306 N Fairfield Rd Unit A Layton, UT	2.0	2.0	1200	$1,850	$1.54	19d	1	1.32mi
3306 N Fairfield Rd Unit B Layton, UT	2.0	2.0	1250	$1,900	$1.52	19d	1	1.32mi
1532 Merlin Way Unit A Layton, UT	3.0	2.0	1250	$2,250	$1.80	24d	1	1.38mi
900 S 1500 E Clearfield, UT	1.0–3.0	1.0–2.5	1175	$1,855	$1.58	14d	7	1.38mi
1728 N 1500 W Unit F Layton, UT	2.0	1.5	1300	$1,350	$1.04	19d	1	1.38mi
1545 Merlin Way Layton, UT	3.0	1.0	1325	$1,800	$1.36	14d	1	1.40mi
1505 N Angel St Layton, UT	2.0	1.5	1100	$1,417	$1.29	14d	3	1.42mi
1560 N Main St Layton, UT	1.0–2.0	1.0–2.0	1125	$1,400	$1.24	24d	8	1.46mi

HOA detail

• Monthly dues: $1,038 · $12,456/yr
• Likely covers: gas

Listing history 8 events

1. 2026-06-18
   days on market $89,900 Active 8 DOM
2. 2026-06-18
   price $89,900 Active 7 DOM
3. 2026-06-17
   days on market $94,900 Active 7 DOM
4. 2026-06-16
   days on market $94,900 Active 6 DOM
5. 2026-06-15
   days on market $94,900 Active 5 DOM
6. 2026-06-14
   days on market $94,900 Active 3 DOM
7. 2026-06-13
   remarks 691-char remark
8. 2026-06-13
   listed $94,900 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 17 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: $23,705
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − HOA: −$12,456
• − Depreciation: −$2,615
• Taxable loss: −$1,993
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $-706/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

+137.8% since first listed

8 events — show timeline

• 2026-06-10 Listed $94,900 WFRMLS
• 2002-04-15 Listing Removed — WFRMLS
• 2001-10-15 Listed $39,900 WFRMLS
• 2001-03-05 Listing Removed — WFRMLS
• 2000-09-05 Listed $39,900 WFRMLS
• 2000-01-01 Listing Removed — WFRMLS
• 1999-07-26 Listed $41,500 WFRMLS
• 1997-05-28 Listed $39,900 WFRMLS